HomeMy WebLinkAbout05102018 ZPC Agenda Item 2 Draft for Discussion Purposes
(Additions to Existing Note 5 are shown by underline)
Note S. Parking and Incidental Use in PDD-SF2. The ZBA may issue a special exception to
authorize parking of motor vehicles and/or Incidental Uses (defined below) in connection with
nearby commercial activities on land under common ownership, upon approval by the ZBA of
the types of vehicles, design of parking facilities (including landscaping, paving, lighting, fences
or walls, signs, etc.) and curb cuts, and/or (ii) the types and nature of Incidental Uses, all of
which may be included as site-specific conditions of the special exception. Incidental Uses for
the purpose of this provision may include the following types of uses:
1. Transportation of commercial items used in the normal course of providing applicable
commercial services to customers to and from vehicles;
2. Removal of trash, litter and materials from vehicles to designated waste areas; and
3. Sorting and organizing of commercial items customarily contained in applicable work
vehicles at certain times and durations, as determined by the ZBA.
Notwithstanding the foregoing, Incidental Uses for the purpose of this provision may not have a
material adverse impact on adjacent residential homes, and the ZBA may limit the number of
vehicles and hours of operation related to such activities.
{00196655.docx}
City of West University Place
Harris County, Texas
Ordinance No.
AN ORDINANCE CALLING A JOINT PUBLIC HEARING ON A
PROPOSAL TO AMEND THE ZONING ORDINANCE AND CODE OF
ORDINANCES OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS
SO AS TO CHANGE THE ZONING DISTRICT FOR A CERTAIN
BUILDING SITE LOCATED AT THE CORNER OF THE INTERSECTION
OF ACADEMY AND RUSKIN STREET (LOTS 1-4, BLOCK 25,
COLLEGEVIEW SECTION ONE) FROM "SF3" (THIRD SINGLE FAMILY
(DETACHED) DISTRICT) TO "PDD-SF2" (PLANNED DEVELOPMENT
DISTRICT-SECOND SINGLE FAMILY) DISTRICT; CLARIFY AND ADD
LANGUAGE ALLOWING FOR INCIDENTAL USES WITH A SPECIAL
EXCEPTION WITHIN THE SF2 DISTRICT; PRESCRIBING
PROCEDURES AND NOTICES; CONTAINING FINDINGS AND OTHER
PROVISIONS RELATING TO THE SUBJECT; AND DECLARING AN
EMERGENCY.
WHEREAS, the Zoning and Planning Commission ("Z&PC") of the City of West
University Place, Texas ("City") has submitted a preliminary report on a proposal to
amend the zoning ordinance of the City, as last reformatted and re-adopted by
Ordinance No. 1672, adopted March 12, 2001, and as amended thereafter ("Zoning
Ordinance"); and
WHEREAS, the preliminary report also proposes an amendment to the Code of
Ordinances of the City including a zoning district change for the building site located at
the corner of the intersection of Academy and Ruskin Street, more fully described as
Lots One through Four of Block Twenty-five out of the Collegeview Section One
Subdivision of Harris County, Texas clarifying language that will allow for incidental
uses to be authorized with a special exception; and
WHEREAS, the Z&PC's preliminary report is attached to this ordinance as
Exhibit A and made a part of this ordinance by reference; and
WHEREAS, the City Council desires to call a joint public hearing on such
proposal;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WEST UNIVERSITY PLACE:
Section 1. The City Council hereby calls a joint public hearing before the City
Council and Z&PC on the proposal described in Exhibit A. Unless rescheduled, the
hearing shall be held in the Council Chamber of the Municipal Building, 3800 University
Boulevard, West University Place, Texas 77005 during the City Council meeting set to
begin at 6:30 p.m. on . The hearing may be recessed and continued
to the City Council meeting set to begin at 6:30 p.m. on at the same
place, unless rescheduled. The City Manager may reschedule either date and time, or
both, to accommodate other pending matters, but the rescheduled date(s) and time(s)
may not be later than 30 days past the later of the two dates set by this ordinance.
Section 2. The purpose for the hearing is to provide an opportunity for parties in
interest and citizens to be heard in relation to the proposal described in Exhibit A.
Section 3. The procedures for adoption of the proposal shall be as follows: (1)
notice as required by this ordinance, (2) hearing as called by this ordinance, (3) report
by the Z&PC, and (4) vote by the City Council on the question of adoption. The
procedures for enforcing the proposal shall be as set out in the existing Zoning
Ordinance. The proposal described in Exhibit A is hereby submitted and re-submitted
to the Z&PC for its consideration.
Section 4. The City Secretary shall give notice of such hearing as prescribed by
this section. The notice shall be in substantially the form set out in Exhibit B, which is
attached and made a part of this ordinance by reference. The notice shall be published
in the City's official newspaper(or another newspaper of general circulation in the City)
at least once on or before the 16th day preceding the date of the hearing. In addition,
the notice shall be mailed to the persons on the mailing list for the City Currents
newsletter. The notices shall be deposited in the United States mail on or before ninth
day preceding the date of the hearing, properly addressed with postage prepaid.
Alternately, the notices may be included within the newsletter or with utility bills or may
be separate. The City Council specifically approves giving combined notice of two or
more hearings in a single notice document, as this would save money and also provide
better information about the full scope of possible amendments to all interested
persons.
Section 5. The City staff is authorized to make all necessary arrangements for
the hearing and to assist the Zoning and Planning Commission and the City Council.
Section 6. If any word, phrase, clause, sentence, paragraph, section or other
part of this ordinance, or the application thereof to any person or circumstance, shall
ever be held to be invalid or unconstitutional by any court of competent jurisdiction, the
remainder of this ordinance and the application of such word, phrase, clause, sentence,
paragraph, section or other part of this ordinance to any other persons or circumstances
shall not be affected thereby. All ordinances and parts of ordinances in conflict herewith
are hereby repealed to the extent of the conflict only.
Section 7. The City Council officially finds, determines and declares that
sufficient written notice of the date, hour, place and subject of each meeting at which
this ordinance was discussed, considered or acted upon was given in the manner
required by the Open Meetings Law, Chapter 551, Texas Government Code, as
amended, and that such meeting has been open to the public as required by law at all
times during such discussion, consideration and action. The City Council ratifies,
approves and confirms such notices and the contents and posting thereof.
Section 8. Because the proposal to amend the Zoning Ordinance is vitally
important and should be considered at the earliest possible date, a state of emergency
is declared requiring that this ordinance be read and adopted finally at this meeting.
Accordingly, this ordinance shall be adopted finally on first reading and shall become
effective immediately upon adoption and signature.
PASSED, APPROVED, ADOPTED AND SIGNED on , 20 .
Attest/Seal: Signed:
City Secretary Mayor
Recommended:
City Manager
Approved as to legal form:
City Attorney
Exhibit A
Zoning & Planning Commission
City of West University Place, Texas
3800 University Boulevard
West University Place, Texas 77005
April 12, 2018
Honorable Mayor &
Members of the City Council
City of West University Place
3808 University Boulevard
Houston, Texas 77005
Subject: Preliminary report on a request to amend the
Zoning Ordinance and Code of Ordinances,
including the Zoning District Map of the City of
West University Place, Texas ("City") relating to
changing the use a building site located at the
corner of Academy and Ruskin Street from "SF3"
(Single Family (Detached) 3) District to "PDD-
SF2" (Planned Development District Single Family
Two) District.
To the Honorable Mayor
& Members of City Council:
The Zoning & Planning Commission of the City submits this,
its preliminary report, on the subject proposal, for the
assistance of the Council as well as other interested persons .
Scope of Proposal . The purpose of this proposal is to
amend the Zoning Ordinance and Zoning District Map by changing
the zoning district designation of the building site located at
the corner of the intersection of Academy and Ruskin Street,
more fully described as Lots One through Four in Block Twenty-
five of the Collegeview Section One subdivision. This request by
the property owner, AT&T (Southwestern Bell) , is to rezone four
of six abutting lots that have been developed as parking for the
main ATT structure fronting on Bellaire Boulevard.
The site was originally developed as single family residential .
There were 10 abutting lots that fronted on Ruskin Street. In
1970, four of the lots (One through Four) were granted a special
exception for use as parking for the then Southwestern Bell
(SWBT) vehicles and the vehicles in use by the SWBT employees .
Five years later in 1975, a second exception was granted for
parking of vehicles on Lots Five through Ten, restricting Lots
Seven through Ten to passenger vehicles only. There were
restrictions associated with the special exception as to
plantings, fencing, lighting, etc. The underlying zoning
designation for lots Five through Ten has remained residential,
but subsequent zoning ordinance amendments and zoning map
adoptions have at different times changed to townhome "Ruskin
Townhome District" and eventually to the current PDD-SF2
designation. Lots One through Four have remained in the SF3
Disrict .
The PDD-SF2 District has the same restrictions and requirements
as the SF3 District. Both only allow residential use, have the
same setbacks and height and area restrictions, curb cut and
driveway restrictions, etc. The one thing that separates the
two districts is the language that authorizes the ZBA to issue a
special exception to allow a parking lot for adjacent business
activities. Amending the zoning designation for Lots One
through Four, would allow the block of ten lots to be within the
same zoning district with the same regulations .
The proposal also includes language (see Attachment 1 to
this report) that would give the ZBA authority to specify the
type and nature of allowed incidental activities when
granting a special exception for parking. The incidental
uses would have to be related to the use and the lots must be
held under common ownership.
Preliminary Recommendation. Subject to further review
following public hearing, the Commission: (i) (ii) (iii)
recommends that the City Council call a joint public
hearing to hear additional comments and consider this
matter. The Commission invites all interested persons to
participate in the joint public hearing.
The Vote. The vote on approval of this report was as
follows : voted "aye; " "noes;"
Respectfully submitted:
ZONING AND PLANNING COMMISSION OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS
By:
For the Commission
Attachment 1
4-12-18
Amend Note 5 in Table 7-1 "Uses" to read as follows:
Note 5. Parking and Incidental Use in PDD-SF2. The ZBA may issue a special
exception to authorize parking of motor vehicles and incidental uses in connection
with nearby permissible commercial activities on adjacent land held under
common ownership, upon approval by the ZBA of(i) the types of vehicles, design
of parking facilities (including landscaping, paving, lighting, fences or walls, signs,
etc.) and curb cuts: and, (ii) the types and nature of incidental uses, all of which
may be included as site-specific conditions of the special exception.
Exhibit B
NOTICE OF PUBLIC HEARINGS
The Zoning & Planning Commission and the City Council of the City of West University Place,
Texas ("City") will hold a joint public hearing in the Council Chamber of the Municipal Building, 3800
University Boulevard, Houston,Texas 77005 during the City Council meeting set to begin at 6:30 PM on
. The hearing may be recessed and continued to the City Council meeting set to begin at
6:30 p.m. on , at the same place. The purpose for the hearing is to provide
an opportunity for parties in interest and citizens to be heard in relation to proposals to amend the City's
Zoning Ordinance(and Code of Ordinances)including the Zoning District Map,as follows:
Request for Rezoning of Lots 1-4 Block 25 of Collegeview Section 1. Scope of Proposal. The purpose
of this proposal is to amend the Zoning Ordinance and Zoning District Map by changing the zoning
district designation of the building site located at the corner of the intersection of Academy and Ruskin
Street, more fully described as Lots One through Four in Block Twenty-five of the Collegeview Section
One subdivision. This request by the property owner,AT&T (Southwestern Bell), is to rezone four of six
abutting lots that have been developed as parking for the main ATT structure fronting on Bellaire
Boulevard.
The site was originally developed as single family residential. There were 10 abutting lots that fronted on
Ruskin Street. In 1970, four of the lots (One through Four) were granted a special exception for use as
parking for the then Southwestern Bell (SWBT) vehicles and the vehicles in use by the SWBT
employees. Five years later in 1975, a second exception was granted for parking of vehicles on Lots Five
through Ten, restricting Lots Seven through Ten to passenger vehicles only. There were restrictions
associated with the special exception as to plantings, fencing, lighting, etc. The underlying zoning
designation for lots Five through Ten has remained residential, but subsequent zoning ordinance
amendments and zoning map adoptions have at different times changed to townhome"Ruskin Townhome
District" and eventually to the current PDD-SF2 designation. Lots One through Four have remained in
the SF3 Disrict.
The PDD-SF2 District has the same restrictions and requirements as the SF3 District. Both only allow
residential use, have the same setbacks and height and area restrictions, curb cut and driveway
restrictions, etc. The one thing that separates the two districts is the language that authorizes the ZBA to
issue a special exception to allow a parking lot for adjacent business activities. Amending the zoning
designation for Lots One through Four, would allow the block of ten lots to be within the same zoning
district with the same regulations.
The proposal also includes language that would give the ZBA authority to authorize the type and nature
of incidental activities when granting a special exception for parking. The incidental uses would have to
be related to the use and the lots must be held under common ownership.
Additional details on the proposal as well as the Zoning Ordinance and Code of Ordinances are
all available for public inspection in the Municipal Building, 3800 University Boulevard, Houston,Texas
77005. The proposed changes to the Zoning Ordinance and Code of Ordinances would apply generally
within the City, and any person interested in such matters should attend the hearings. The proposals may
be adopted only after notice and hearing and would control over anything inconsistent in the current
Zoning Ordinance or Code of Ordinances.
Date: /s/City Secretary
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