HomeMy WebLinkAbout01122017 ZPC Agenda Item 2 •
• NOTE:Further proposed edits since the December ZPC meeting
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APPENDIX D-COMPREHENSIVE PLAN
NOTE: To be updated to reflect new adoption.
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. Maintaining a "small
town feel" and strong sense of neighborhood and community are fundamental priorities, as is preserving
the mature tree canopy that is a signature element of the community's character and image. Crime
prevention and residential security should remain a prime focus of municipal government. To the extent it
can, the City also should safeguard the community against external factors that can affect residents'
quality of life, such as intensive development and redevelopment in adjacent jurisdictions, major street
and infrastructure projects by other public agencies, and lingering blight removal and revitalization needs
in the vicinity of West University Place.
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 1029 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. According to the U.S. Census Bureau, nearly two-thirds of current homes in
2015 had been built since 1980. Nearly the entire balance of the housing stock was from before 1950,
with only a small percentage of homes remaining from the 1960's and 1970's.
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NOTE:Further proposed edits since the December ZPC meeting
are shown with double underscores and strikethroughs.
Article III. -DEMOGRAPHICS
I (a) 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. The last census count in 2010 showed 14,787 residents and 5,548
housing units. The population in 2015 was approximately 15,400 based on an average of estimates
from federal, state and regional agencies. The corresponding median age was 42.4 years, compared
to 39.3 in 2000. The proportion of residents age 19 or younger was 30.9 percent, little changed from
31.2 percent in 2000; however the senior population age 65 or older had increased from 7.6 percent
in 2000 to 11 percent in 2015. 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.
(b) This Plan assumes that, as a largely built-out community, West University Place will not show any
significant gains in population or housing units in the years ahead. In fact, there could be fewer
single-family homes in the future if more buyers choose to purchase and consolidate adjacent lots for
additional space and yard area. Census 2010 reported 5,548 housing units in the city, and as of
October 2016, the City showed approximately 5,500 active residential water accounts. As part of its
regional growth forecast through 2040, the Houston-Galveston Area Council (H-GAC), the regional
planning agency for the Houston metropolitan area, projects that West University Place will have
15,588 residents in 2020, relative to a 2015 estimate of 15,400 residents as indicated in the Existing
City Report for this Plan. For the later decades, H-GAC projects that West University Place will just
surpass the 16,000 mark in 2030 (16,012), as part of the ongoing growth trajectory of the entire
Houston area, but will then fall back to nearly 15,000 by 2040 (15,034). If the housing quantity in the
city varies little, as expected, then a key indicator to watch will be persons per household to account
for the relatively minor fluctuations in total population. Related factors behind such variations can
include ebbs and flows in the rate of family formation, family sizes, turnover in two-person senior
households and one-person widower households over time, and the extent of young adults and/or
seniors living for a time with other family.
Article IV. -LAND USE
Section 4.01. -Single Family Residential.
it-sAs the community's first generation single-family detached garage residences become a smaller
share of the housing stock, the City should encourage the preservation, maintenance and, where
possible, the enhancement of the original housing stocksuch homes through targeted ordinance
provisions that provide reasonable relief from typical zoning standards without compromising
protection of adjacent residential properties.
(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 and to preserve existing mature trees and pervious land surfaces on lots as prescribed
by the City's development regulations.
(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.
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NOTE:Further proposed edits since the December ZPC meeting
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(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 continue todev 4 adhere to a Parks and Open Space Master Plan, as last updated
in 2015, along with an ongoingmaster 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, especially in areas east of Town Center. Among the priority considerations for the Traffic
portion of this Plan should be safety enhancements for children and adults who must cross major streets
to go to and from City parks.
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 ensure it
remains effective in addressing contemporary development trends and land use compatibility issues
in the communitystrive for , as well as to ensure easy understanding. The zoning ordinanceis
document should reflect best efforts to meet the expectations of the citizens, recognizing that
expectations and opinions vary among residents and from issue to issue 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 along with development and compatibility issues in the core of the City at Town
Center. - tt --- -- '--- - - _ - • _ = "
The City should encourage the maintenance and upgrading of existing structures and ensure i
quality, compatible development and redevelopment in these areas as elaborated in item (b), below.
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 waysim4e.ve4ive
dos to encourage and support their redevelopment given concerns expressed by residents
about adverse effects to the community from having aging and substandard commercial buildings
around the edges of the city. It should also coordinate with the Cities of Houston and Southside
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,
NOTE: Further proposed edits since the December ZPC meeting
are shown with double underscores and strikethroughs.
Place regarding the major thoroughfares within those jurisdictions.
Section 5.02. -Signs.
I (a) The City's boundaries should continue to be clearly identified with distinctive street signs apd
Ito 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.
West University Place experiences local traffic, congestion and safety issues that stem, in part, from
its position as an enclave City amid the increasingly populous and intensively developed central area of
Houston. 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 utilizee►cearage a citizen-directed traffic task force to
monitor, assess and make recommendations relating to traffic flow and safety issues, especially in Town
Center with the peak morning/afternoon traffic conditions around West University Elementary, as well as
other key streets and intersections across the community.
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.
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--. - -- _-- --- - -- -- - -- - - --- -- - --
&erAi044=6,704 Enfo nt •+ ----- - -- _--- _-_--_- _ _ - _. _ _.
Article VII. - PUBLIC UTILITIES& FACILITIES
Section 7.01. -General.
_ ' ' _-_—_--_t-- _---__-_-- -_----__ __- As an enclave City, West University Place has only partial
control of its storm water management,which ultimately depends on the downstream capacity of drainage
channels and receiving waters managed by other public agencies. Within the city limits, Tthe 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. In all
aspects of its capital projects and maintenance programs, the City should c•nsiderae "green
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NOTE:Further proposed edits since the December ZPC meeting
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infrastructure" design methods and Low Impact Development practices where appropriate and cost
effective.
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 completed the Sidewalk Master Plan which installed sidewalks throughout the community to
create a more pedestrian-friendly environment. Maintenance of this investment remains the focus
going forward. _-._ - - - - - - •__ -_--_ - _ __ _
(b) Following the--City'c major inv(3ctmontc in cemprohoncivo ctreo--=-= __== •- =__° -=_ -— ,
of new sidewalks where there arc none and 2) repair of existing sidewalks.
Section 7.04. - Facilities
The City should continue to utilize and maintain its municipal land and facilities in accordance with a
Facilities Master Plan, as last updated in 2016, to ensure efficient operations and flexibility for future
adjustments or expansion.
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, especially the valued green space
and athletic fields around West University Elementary given their importance to community
interaction and Town Center aesthetics. 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. At the time this Plan was updated in 2016, options for potential renovation and
enhancement of the Harris County Branch Library were under consideration. While various citizens
expressed interest in having a modernized and improved library facility, concerns were also
expressed about parking implications and avoiding encroachment on nearby homes. As part of
enhancing Town Center as a community focal point, opportunities for more public art installations
within Town Center should be pursued as appropriate.
Section 8.02. -Town Center CommercialRetail District.
(a) This Plan recognizes the consternation that has marked community debates of recent years about
the best path forward for managing uses and redevelopment needs within the Town Center
Commercial District on Edloe. This Plan also assumes that the District will remain a part of Town
Center for the foreseeable future, encompassing the current properties in commercial use or some
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NOTE:Further proposed edits since the December ZPC meeting
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smaller footprint, but no larger. Therefore, it is in the best interests of the City and its citizens that the
District remains viable and well maintained for as lonq as it exists, and not succumb to any lingering
vacancy or blightThe economic viability of the Town Center Retail District on Edloc should be
preserved to benefit City residents. The land in this area should be restricted to relatively small-scale
and low-intensity retail and service uses that primarily serve a West University Place clientele given
the willingness of residents to travel outside the city for their major shopping, service and
entertainment needs. Such uses should be of a scale and design that is compatible and 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 of existing properties, redevelopment
and beautification of the area should be encouraged. City regulations and standards should ensure
that any private reinvestment will address the community desire to see upgraded buildings and
architecture in the District that matches the quality of newer single-family home construction in the
vicinity. Ideally, any such redevelopment would occur in a coordinated versus disjointed fashion. Any
further potential adjustments to the Town Center zoning framework should be preceded by
community discussion and extensive input opportunities for all interested parties, including all
citizens, nearby homeowners, other property owners, business owners and operators, and
institutional representatives. ••e-- _ -•-e- ___ -•e ------ __ •e- _ e-
(b) The City should make necessary capital improvements to support and upgrade the Town Center
CommercialRetail 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, and seek ways to accommodate needed upgrades to aging buildings while avoiding
residential encroachment and adverse effects on nearby homes.
Section 9.02.-Education Facilities.
Due to its size and location in the Town Center, and its popularity with citizens and as a draw for
prospective residents, 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.
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