Loading...
HomeMy WebLinkAbout11042004 BSC Agenda Item 5 rah d TO: ZPC FROM: Brian Hoogendam/ Subcc;" "w on Old Sto' fusing DATE: October 26, 2004 SUBJECT: Old Stock -sing Conclusions and I i Vt endations The subcommittee on old stock housing (OSH) met in workshop sessions and with other individuals. This subcommittee came to several conclusions: • There are no homes in West University that could really be categorized as "historic"; this is based on articles and landings from other communities who have "historic"homes. • There is no incentive for the City to have a special classification of house unless there are financial reasons for creating the class. • According to Dennis Mack, most issues that face older homes are seen during the remodeling process • Annually, there are about 200 remodel jobs each year on both new and old homes OSH Definition The subcommittee came to the conclusion that if a definition was created for old stock houses, there could be four main criteria: • Date Built: Date that the original house was built (before additions) — in West University, there are approximately 2000 homes built prior to 1960 o Suggested Date: Prior to 1960 • Appraised Value: improvement value per HCAD o Suggested Value: less than $150,000 per HCAD • House Size: The size of the original house based on the footprint o Suggested Value: less than 1700 SQ FT • Remodel Status: The house has not been added on to more than 2X its original footprint BSC Cannot Help in Certain Key areas for OSH This subcommittee concluded that any changes to help those with older homes should be focused on issues that fall within the scope of the zoning boards. In these cases, the BSC has very little room to act on certain issues including: 1. Older homes could not be exempted from code because of safety reasons (foundations, electrical panels, plumbing, etc.) 2. The new energy requirements have been imposed at a state level and must be enforced by the City. There is very little room for variance, especially with the "window requirement" 3. Framing requirements that could impact the underlying structure cannot be modified for an OSH This definition could be used to allow a house classed as an "old stock house" to be eligible for special exceptions rather than variances to West U Codes as determined by the appropriate board or commission. This would be similar to the tree ordinance which gives the ZPC greater latitude for giving special exceptions. y }a • i Points of Discussion for ZPC "� r V.*,,,k4, ,,,',:. s y. Current Problems with Several Code leas � 9 >- f ■dehng of Older Homes 1p • Setback Issues: Currently, peop who wish to remodel their old stock homes face limitations due to back setback requirements when doing remodeling projects. A homeowner has a couple of options: o Adding a Second Floor to a one story house: This is very expensive and costly to the homeowner but can be done. o Adding a third floor to a two story house: This can be done but the ,3 a homeowner has to comply with first floor framing requirements which makes it very difficult for an old stock house to comply. • Spey Pins: When a survey is off by less than 6 inches, it has to be easier for the umeowner to get the survey approved. Currently, the homeowner will pay t^ survey company to "find the six inches". This practice causes undo h le and expense for the homeowner. Creation of a special exception/administrative exception for several code areas: • Setback Requirements (rear setback) • Currently, a pool house or other structure can be built within the 20ft back property line setback. This structure can be up to one inch from the original house — but, they cannot be connected. This makes it challenging for anyone remodeling an old stock house to add rooms on the back or extend a one story house. • An administrative exception could be passed to enable an OSH to go within the 20 foot setback (provided they meet the requirements of the OSH). This will give the ZBO authority to grant an exception and avoid the current variance test mandated by state law. NOTE: This part of the code does allow a garage structure to have a second floor with living space of less than 600 sq ft and be within the 20 ft setback. However, this does not make sense for a one story OSH that wants to add on to the back of the house. Or, a two story house that wants to add a one story living space off the back of the house. • Survey Pins • Enable the Chief Building official to have greater latitude in granting exceptions when survey pins are off by less than 6 inches. Currently, if a survey pin is off by 6 inches, it will take the homeowner approximately 45 days to get a variance. Or, they will spend money to have another survey company "find the 6 inches". By giving the CBO authority to override the code, it will help the homeowner move forward in cases where they are almost always granted the variance or have another survey that gives them what they want.