HomeMy WebLinkAbout04242017 ZPC Agenda Item 2 City of West University Place
Harris County, Texas
Ordinance No.
AN ORDINANCE ON A PROPOSAL TO AMEND THE COMPREHENSIVE PLAN OF
THE CITY OF WEST UNIVERSITY PLACE, TEXAS; PRESCRIBING PROCEDURES
AND NOTICES; CONTAINING FINDINGS AND OTHER PROVISIONS RELATING
TO THE SUBJECT; AND DECLARING AN EMERGENCY.
WHEREAS, the City Council and the Zoning and Planning Commission
("Z&PC") of the City of West University Place, Texas ("City") have held a joint public
hearing on a proposal to amend the Code of Ordinances of the City;
WHEREAS, the Z&PC has made a final report to the City Council with respect
to such proposal, which report is attached as Exhibit A and made a part of this
ordinance; and
WHEREAS, the City Council has considered the report of the Z&PC as well as
the City's Comprehensive Plan, and City Council formally approves and adopts the
report of the Z&PC; and
WHEREAS, all notices, hearings and procedures relating to amending the
Zoning Ordinance, as may be required by law, the City Charter or the Zoning
Ordinance, have been duly given, held and followed, and the City Council has
jurisdiction to amend the Zoning Ordinance as provided herein;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF WEST UNIVERSITY PLACE:
Section 1. The City Council officially finds, determines, declares and adopts all
of the matters set out in the preamble of this ordinance, and the Code of Ordinances
and Zoning Ordinance are hereby amended as recommended by the Z&PC, according
to the Z&PC's final report in Exhibit A, which is attached and made a part of this
ordinance for all purposes.
Section 2. All ordinances and parts of ordinances in conflict herewith are
hereby repealed to the extent of the conflict only.
Section 3. 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,
neither the remainder of this ordinance, nor the application of such word, phrase,
clause, sentence, paragraph, section or other part of this ordinance to any other
persons or circumstances, shall be affected thereby.
it
Section 4. The City Council officially finds, determines and declares that a
Y Y
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 Texas Open Meetings Act, as amended, and that each 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. The City Council officially finds,
determines and declares that sufficient notices of the joint public hearing were given,
and the City Council ratifies, approves and confirms such notices, including the
contents and the method in which they were given.
Section 5. This ordinance shall become effective on the tenth day following its
publication, as provided in the City Charter.
CONSIDERED, PASSED, AND APPROVED on first reading on
20
CONSIDERED, PASSED, AND APPROVED on second reading, AND SIGNED, on
, 20
Attest: 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
April 24 , 2017
Honorable Mayor &
Members of the City Council
City of West University Place
3808 University Boulevard
Houston, Texas 77005
Subject : Final report on a proposal to amend the Code of
Ordinances, by adopting a proposed Comprehensive
Plan.
To the Honorable Mayor
& Members of City Council :
The Zoning & Planning Commission of the City submits this
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 City' s existing Comprehensive Plan. The recommended
amended plan is attached to this report . In general, the
intent is to update and augment the existing plan without major
changes .
Public Hearing. A public hearing with members of City Council
was held on April 24, 2017 where members of the public were
encouraged to make commentary regarding the proposals . Both
the ZPC and City Council continued the public hearing until the
next meeting.
Recommendation. Based on the review given this proposal so
far, the Commission: (i) finds that the proposal, if adopted,
would be in the public interest and consistent with the
Comprehensive Plan, (ii) finds that the proposal reasonably
addresses circumstances which have arisen since the last
comprehensive revision of the zoning ordinance, (iii) makes its
final recommendation favorable to the proposal, and (iv)
recommends that City Council adopt the proposal.
The Vote. The vote on approval of this report was as
follows : Wilson, McEnany, Kuykendall, Cutrer, Tsai, Jensen and
Higley voted "aye"; there were 0 "noes.
Respectfully submitted:
ZONING AND PLANNING COMMISSION OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS
By:
Presiding Officer for the Commission
III
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 designed to promoteestabliched--fer
the general health, safety, and public welfare of the residentssitizees of West University Place. Its
purpose is to guide the Ion -ran a development of the City and good government-while
-•.e. .2••: • ::• .: o .:••••: .o •- _ .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 single-family
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 should also 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 govemor 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
I initially popular. Most of the first residentscitizens 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
• • ! ! -•: ! • -•• •• •• •!!. ince 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 City data, approximately 20 percent of current
homes have been built since 2000 and approximately 20 percent are old stock housing. [INSERT EW
•
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Article III.-DEMOGRAPHICS
Section 3.01.-Population Trends.
(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. The last census count in 2010 showed 14,787
residents and 5,548 housing units. • !!..t, •o .... . . _ . _. _ ._ !! - • ,-!!
.!!
Demographic Indicators for West University Place(2000-2015)
Median Age 19 Age 65
Year Population Age or Less or More
2015 15,400 42.4 30.9% 11.0%
(estimated)
2000 14,211 39.3 31.2% 7.6%
SOURCE:U.S.Census Bureau,Texas State Data Center,Houston-Galveston Area Council.
(b) This Plan recognizesassumes that, as a largely built-out community,West University Place will not
show any significant pains 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 adiacent
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&As 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
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development. aad-te-The City should 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,.aad-visual screening and noise control 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.
(e) No areas zoned and developed for single-family residential development should be rezoned for (Formatted:Highlight
any other use or type of redevelopment.
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 eneral " to the health, safety, [Formatted:Highlight
property values and well-being of the residentscitizens.The City should continue todeveleq-aad adhere to
its then current Parks and Open Space Master Plan, along
with an ongoingmaster park and maintenance plan that serves the needs of the residentssitizeas. 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 shall seeksheuld--be-alate to preserve and enhance property values
while preservingaad the traditional single-family residential character of the community and quality of
life for its residents.
(b) The existing zoning ordinance should be eriodicall reviewed and amended as
necessary. to ensure it remains effective in addressing contemporary development trends and and
(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.
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The City should encourage the maintenance and upgrading of existing structures and ensure high
quality, compatible development and redevelopment in thece peripheral areas of the City 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, aad
density and noise control 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,and all other factors
that might negatively impact single-family residential uses.
(c) The City should ••- = •••• - -••-• • :: •_•: - - --- -•: consider waysiaae ative
teslniquoc to encourage and support thew redevelopment of peripheral areas_g iven--sencermc
- - - -- :'• - - --•- - -••- • •- . It should also coordinate with the Cities of
Houston and Southside Place regarding the major thoroughfares within those jurisdictions.-6ats
Section 5.02.-Signs.
I (a) The City's boundaries should continue to be clearly identified with distinctive street signs arad
eatq—p941446-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.
West University Place experiences local traffic, congestion and personal 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 and
- -- - --- - - - - - - - -- sae
walking and biking practices.Since new roadways are unlikely,the City should
onitor,assess and make recommendations relating to traffic flow including
pedestrian, bicycle and relatedand safety issues, especially in Town Center 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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II
impeding the--easy flew of traffic,especially to ensure clear pa agofor emergency vehicles.
Article VII.-PUBLIC UTILITIES&FACILITIES
Section 7.01.-General.
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,T-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. In all
aspects of its capital projects and maintenance programs, the City should considers 4y "green
infrastructure" design methods and Low Impact Development practices where appropriate and cost
effective.
Section 7.02.-Lighting.
The City completed the Streetlight Proiect in 2009 which installed approximately 2,000 streetlights
throughout the City with a focus on providing safer vehicular and pedestrian movement.Maintenance of
this investment and possible enhancements to the lighting remains a focus going forward.The-City-should
Section 7.03.-Sidewalks.
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
(b) Fe4ewing the-City's majorinvectments-in sompr in recent docados,tho
adequate repair program is instigated. Hence,the City should establish a priority for 1)construction
Section 7.04.-Facilities
The City should continue to utilize and maintain its municipal land and facilities in accordance with its
then current Facilities Master Plan, to ensure efficient
operations and flexibility for future adiustments or expansion.
Article VIII.-TOWN CENTER
Section 8.01.-General.
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Approximately a 25-acre area which includes West University Elementary, the City's administration
building and related facilities, West University Baptist Church, Hams County Library Branch, West
University Methodist Church and the retail area on Edloe constitute the Town Center. Most interaction
I between residentssitizeas 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
residentssitizeas 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
•- _..• .. . . _ 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 CommercialRctail District.
(a) It is expected that businesses in the Town Center Commercial(TCC)zoning district will continue to
provide services to the local market for the foreseeable future. Prose owners will be able to
continue oseration under the Prior Nonconformin. Use Excestion [Formatted:Highlight
with the latest zonin. regulations. [Formatted:Strlkethrough,Highlight
The Cit should
monitor land uses, business operations, and parking patterns in the TCC and periodically evaluate
the positive and/or negative impacts of the TCC on residential property values in the City in order to
determine whether further amendments to the zoning regulations applicable to the TCC are
warranted. • - - - • - •° - • - -' --e. - e: - °•- :• -
(b) The City should make usual and necessary capital improvements to support incremental or complete
redevelopment in the TCC --e -e: : - • -:• - ! - • ---- - :••e•--.- -•
Article IX.-LOCAL PUBLIC INSTITUTIONS&PLACES OF WORSHIP
Section 9.01.-General.
Residents of the City support and enjoy many local public institutions and places of worship.Official
City policies should recognize their value and many benefits1
-: - ...:••••::. o Needed upgrades to aging buildings should be encouraged
while avoiding residential encroachment and adverse effects on nearby homes.
Section 9.02.-West University ElementarvEducation Facilities.
Due to its size and location in the Town Center, and its popularity with residentssitizens 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.
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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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APPENDIX D-COMPREHENSIVE PLAN (Formatted:Font:12 pt
As adopted by City of West University Place Ordinance No. _, passed on second I Formatted:Font:12 pt
and final reading [Month Day, Year].
Article I.-PURPOSE
Section 1.01.-Introduction. I Formatted:Font:12 pt
The Comprehensive Plan, hereafter referred to as the "Plan," is designed to f Formatted:Font:12 pt
promote the general health, safety, and public welfare of the residents of West
University Place. Its purpose is to guide the long-range development of the City and
good government. 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 I Formatted:Font 12 pt
devoted to single-family residential uses, the Plan's goal is to maintain and encourage
the traditional single-family 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-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 should also 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 i Formatted:Font:12 pt
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 residents 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
Page 1 of 7
4
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. 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 City data,
approximately 20 percent of current homes have been built since 2000 and
approximately 20 percent are old stock housing, i.e. homes built prior to October 2 4, comment[REY1]:The statistics in this sentence
1987., should be verified. As written,20%of the houses
were built after 2000 and another 20%were built
before October 24,1987.That means that 60%of
Article III.-DEMOGRAPHICS the housing stock or about 3000 houses were
constructed between October 24,1987 and 2000.
Section 3.01.-Population Trends. That would be about 250 per year which is
inconsistent with annual building pattern of around
100 houses per year. Even though it is not material
(a) The population of West University Place was greatest in the 1950's when the count to the Comprehensive Plan,the apparent error
peaked a bit over 17,000. A low of 12,010 was reached in the 1980's. The last should be corrected.
census count in 2010 showed 14,787 residents and 5,548 housing units. Comment[REY2]:"Old Stock Housing"should
be defined consistently with the Zoning Ordinance
so that the statement can be clearly understood.
Demographic Indicators for West University Place(2000-2015)
Formatted:Font:12 pt
Median Age 19 Age 65 (Formatted:Font 12 pt
Year Population Age or Less or More
2015
(estimated) 15,400 42.4 30.9% 11.0%
2000 14,211 39.3 31.2% 7.6%
SOURCE: U.S.Census Bureau,Texas State Data Center, Houston-Galveston
Area Council.
(b) This Plan recognizes 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
Page 2 of 7
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 1
9 q Y Y p Y I Formatted:Font:12 pt
will be persons per household to account for the relatively minor fluctuations in total
Formatted:Font:12 pt
population. Related factors behind such variations can include ebbs and flows in
Comment[REY3]:The concept of protecting
the rate of family formation, family sizes, turnover in two-person senior households "health and safety"should be included to preclude
•and one-person widower households over time, and the extent of young adults offering"relief from typical zoning standards"to be
and/or seniors living for a time with other family. house to license acceptable minimum uob tan arils.stock
g Y `house to acceptable minimum standards.
Article IV. LAND USE I Comment[REY4]:Inclusion of"non single
family uses"in this section and in Section 4.02 is
• ; puzzling because the City only authorizes single
Section 4.01. Single Family Residential.
family and commercial uses.The term could
• probably be deleted without affecting the intent of
La) As the community's first generation single-family detached garage residences the clause. Alternatively amore correct term
should be found for what might be intended as a
become a smaller share of the housing stock, the City should encourage the reference to townhome or patio home
preservation, maintenance and, where possible, the enhancement of such homes developments.
through targeted ordinance provisions that provide reasonable relief from typical (comment[Revs]:Although I agree with the
_ objective of fa ng Sing Family Residential
zonin g standards without compromising health, safety or protection of adjacent � development and don't an ticipate
any rezoning of
residential properties. residential property,this statement denying
rezoning may be unreasonably restrictive and
(b) The City should continuously monitor the density, placement, quality and nature of potentially impede a defensible action in the future.
any new residences, replacement residences and additions to insure consistency Forexampie, tehth
Comprehensive if Planhis ,it claus would ad have been obstructed in eu current the
and compatibility to existing development. The City should preserve existing fairly recent rezoning ofafew properties on Kirby,
mature trees and pervious land surfaces on lots as prescribed by the City's something strongly recommended by Kendig Keast,
development regulations. • the ZPC and City Council.The concept could be
retained in some form but the language should be
softened to allow rezoning when it is in the public
(c) Single-family residential districts must be protected from commercial, townhome interest.
and general residential-ate-nen-straggle-family uses. Buffering, visual screening and ('Comment[Rene]:ltis unclear what pr°penes
noise control should be required between residential districts and such other are being addressed in this section. In residential
usesboth.-n.on-single-fa ty resideRtiat-.and-Go }f}ecc4ai-tai _use. ' areas West U only permits stand-alone single family
J'"�-T� homes and single family townhomes or patio
(d) Ingress and egress to higher intensity land uses should be designed so that non- homes.The City does not allow apartments. (The
inserted terms are found in the Zoning Ordinance.)
local traffic will be discouraged from passing directly through single-family •
residential districts. I think it would be appropriate for this section to
address townhomes and cluster single-family
(e) No areas zoned and developed as single-family residential development should-are homes,and then introduce another section to deal
with commercial properties.
anticipated to be rezoned for any other use or type of redevelopment.
CFormatted:Font:12 pt
Section 4.02.-its^SinTownhome and General Residential. { ° „
Formatted:Font:12 pt
La) Non-�s+agleSingle-family residential development, in the form of medium to higher Formatted:Font:12 pt
density cluster development, may only be permitted on the periphery of the City or 1 Comment[REY7]:There are three general
types of land use not addressed in either 4.01 or
in areas properly zoned. 4.02,i.e.Commercial,Public School and City
Buildings.The latter two do not have their own
(b) The general orientation of townhome and general non-single-family residential land category in the Zoning Ordinance but Commercial is
use should recognize the sensitive relationship to its abutting residential district. a recognized category. Since Commercial properties
make up perhaps 5%of the land in the City,it would
(c) All uses adjacent to single-family residential districts must be properly buffered, be wise to include statements of the City's intent
with regard to dealing with and presumably
screened and regulated as to parking, height and density. supporting those properties in the spirit of the
• i overall concept of protecting and increasing
Section 4.XX-Commercial, property values.
== J
I Formatted:Font:12 pt
Section 4.03.-Parks and Open Space.
I Formatted:Font:12 pt
Page 3 of 7
The City parks and recreation areas generally contribute to the health, safety, I Formatted:Font:12 pt
property values and well-being of the residents. The City should continue to adhere to
its then current Parks and Open Space Master Plan, along with an ongoing
maintenance plan that serves the needs of the residents. The City should evaluate
future opportunities to acquire additional land within the city limits as it becomes
available. A A .._•_ •- _ _ .e• -- . .e• _ •- - - :ea.:. - •• '4ari-s#eLld43e
safet -•.c.•-• _ _ .• - cro&s ma._ -- - -- - -•_ -
City parks.1 1 Comment[REYS]:This section seems out of
place and could more effectively be incorporated in
Section 4.04.-Zoning Ordinance. i the Traffic portion of the Ptan
f a) The City's zoning ordinance shall serve as the regulatory resource for the I Formatted:Font:12 pt
development of all land use and other general physical development considerations.
By careful and consistent application of the zoning ordinance, the City shall seek to
preserve and enhance property values while preserving the traditional single-family
residential character of the community and quality of life for its residents.
(b) The existing zoning ordinance should be periodically reviewed and amended as
necessary.
(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. I Formatted:Font:12 pt
Ia) The City should encourage the maintenance and upgrading of existing structures I Formatted:Font:12 pt
and ensure high quality, compatible development and redevelopment in peripheral
areas of the City 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, density and noise control 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, the nature of the existing development on the major
thoroughfare, and all other factors that might negatively impact single-family
residential uses.
(c) The City should consider ways to encourage and support the redevelopment of
peripheral areas. It should also coordinate with the Cities of Houston and Southside
Place regarding the major thoroughfares within those jurisdictions.
Page 4 of 7
Section 5.02.-Signs.
,(a) The City's boundaries should continue to be clearly identified with distinctive street I Formatted:Font:12 pt
signs 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.
Formatted:Font:12 pt
West University Place experiences local traffic, congestion and personal safety -{Formatted:Font:12 pt
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 and safe walking and biking practices. Since new roadways are unlikely, the
City should monitor, assess and make recommendations relating to traffic flow including
pedestrian, bicycle and related safety issues, especially in Town Center around West
University Elementary, as well as other key streets and intersections across the
community, including those offering access to or routes to parks. Comment[REY9]:Adapted from Section 4.03.
Section 6.02.-Maintenance.
,Street and road maintenance and repair should have constant high priority. Repairs I Formatted:Font:12 pt J
should be done efficiently, with a minimum of discomfort and inconvenience to
residents, and coordinated with management of infrastructure projects.
Section 6.XX-Parkin Comment[REY10]:Parking continues to be one
of the largest civic concerns and I feel this document
should capture some notion of the City's
Article VII.-PUBLIC UTILITIES&FACILITIES expectations if riot plans for dealing with it. It could
be as simple as calling for steps to be considered
Section 7.01.-General. that manage street parking to actually proposing
steps to reduce street parking.The Plan should not
be silent on parking for the above reasons and
As an enclave City, West University Place has only partial control of its storm water because it may have growing importance due to
management, which ultimately depends on the downstream capacity of drainage spill-over the TownCenterandfrom
nearby commercial areas such as Rice Village that
channels and receiving waters managed by other public agencies. Within the city limits, has recently changed its parking protocol in a way
the City should closely monitor drainage matters to encourage the efficient evacuation that could affect West U.
of storm water so as not to affect neighboring lots. No new development should be ormatted:Font:12 pt
allowed within the City unless the required public utilities needed to support such (Formatted:Font:12 pt
proposed development are in place. The City is encouraged to explore innovative ways j'Formatted:Font:12 pt
to conceal, as in the case of personal wireless service facilities, satellite communication Formatted:Font.12 pt
appliances, solar arrays, and to have disused wires removed from utility poles and to
relocate utilities underground where feasible so as to minimize impact upon City Formatted:Font:12 pt
streetscape and public ways. In all aspects of its capital projects and maintenance comment[REY11mvisualiouterisg good. I
', protecting the City from visual clutter is good. I
programs, the City should consider "green infrastructure" design methods and Low think the ideal should be extended to include
Impact Development practices where appropriate and cost effective. concealing such things as satellite dishes and solar
arrays.It would also be good to seek removal of
Section 7.02.-Lighting disused wires on utility poles.
Page 5 of 7
The City completed the Streetlight Project in 2009 which installed approximately {Formatted:Font:12 pt
2,000 streetlights throughout the City with a focus on providing safer vehicular and
pedestrian movement. Maintenance of this investment and possible enhancements to
the lighting remains a focus going forward.
Section 7.03.-Sidewalks.
The City completed the Sidewalk Master Plan which installed sidewalks throughout I Formatted:Font 12 pt
the community to create a more pedestrian-friendly environment. Maintenance of this
investment remains the focus going forward.
Section 7.04.-Facilities
The City should continue to utilize and maintain its municipal land and facilities in
accordance with its then current Facilities Master Plan to ensure efficient operations and
flexibility for future adjustments or expansion.
Article VIII.-TOWN CENTER
Section 8.01.-General. (-Formatted:Font:12 pt
Approximately a 25-acre area which includes West University Elementary, the City's Formatted:Font:12 pt
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 residents 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
residents 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. 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 Commercial District.
(a) It is expected that businesses in the Town Center Commercial (TCC)zoning district Formatted:Font.12 pt
will continue to provide services to the local market for the foreseeable future.
Property owners will be able to continue operation under the Prior Nonconforming
Use Exception, subject to compliance with all applicable requirements of the zoning
ordinance, or may redevelop in accordance with the latest zoning regulations. The
City should monitor land uses, business operations, and parking patterns in the
TCC and periodically evaluate the positive and/or negative impacts of the TCC on
Page 6 of 7
residential property values in the City in order to determine whether further
amendments to the zoning regulations applicable to the TCC are warranted.
(b) The City should make usual and necessary capital improvements to support
incremental or complete redevelopment in the TCC.
Article IX.-LOCAL PUBLIC INSTITUTIONS&PLACES OF WORSHIP
Section 9.01.-General. I Formatted:Font:12 pt
,Residents of the City support and enjoy many local public institutions and places of Formatted:Font:12 pt
worship. Official City policies should recognize their value and benefits. Needed
upgrades to aging buildings should be encouraged while avoiding residential
encroachment and adverse effects on nearby homes.
Section 9.02.-West University Elementary.
Due to its size and location in the Town Center, and its popularity with residents and I Formatted:Font:12 pt
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
bs a community that prides itself on aggressive recycling and energy conservation (Formatted:Font 12 pt
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 protection comment[REYl2]:Thisshouidbedeletedas
measures. there is no longer is a central recycling facility.
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