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HomeMy WebLinkAbout04222019 ZPC Agenda Item 2 Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 September 13 , 2018 Honorable Mayor & Members of the City Council City of West University Place 3808 University Boulevard Houston, Texas 77005 Subject: Preliminary report on a proposal to amend the zoning ordinance of the City of West University Place, Texas ("City") relating to MAXIMUM STRUCTURE HEIGHTS. 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 proposal would give some flexibility for those existing residential structures which have been flooded and are located in the 100-year floodplain and are being elevated to comply with floodplain regulations. The roof structure could be elevated equivalent to the height the foundation structure is being elevated, not to exceed thirty- nine feet. Preliminary Recommendation. Based on the limited review given this matter so far, and subject to further review following public hearing, the Commission: (i) finds that the proposal, if adopted, would be in the public interest, (ii) makes a preliminary recommendation favorable to the proposal, (ii) recommends that the City Council call a joint public hearing to consider this matter. The Commission invites all interested persons to participate in the joint public hearing . The Vote . The vote on approval of follows: Wilson, Cutrer, Tsai, McEnany, Jensen, Brantley and Johnston voted "aye"; No "noes"; None absent. Respectfully Submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS PA;LIAj11-21 v v , Chair, Zoning and nning Commission Amend Section 7-4h, Buildings, as follows: General Rule: Every structure must conform to the applicable regulations shown, by District, in this table.("N/A" means the rule Table 7-4b: Buildings does not apply.) Exceptions/Special Rules: (1) See special rules noted in table. (2)See Article 9 regarding Planned Development Districts. Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C TCC Maximum One, plus one 17.5 per See Uses number per 24 per Dwelling units accessory acre.See Two table and N/A building site acre. quarters (AQ) Note 9 Art. 9 Maximum area Framed area, all as a buildings on a percentage of 80% 100%See Note 4. N/A building site building site area Length or Maximum width, any horizontal N/A 130 feet.See Note 3. N/A building dimension Exterior materials, any Must be of equal grade and quality, all sides.See building. Type N/A Section 8-104. A four-hour fire wall, or its equivalent, Separation of Fire-rated wall N/A must separate adjoining dwelling units. N/A DUs See Notes 3 and 5. SF privacy See Note 8. N/A Applies. N/A protection Accessory Maximum buildings number per Three N/A See Article 10 building site regarding garage space. j Height, 35 ft.See 35 ft.See 25 ft. Notes 12 maximum I Note 2. and 13. Stories, i Two and one- Three. See Note 6. N/A Two maximum I half. i 1 � Height, 35 ft.See 35 feet;25 feet in rear yard.See Note 1 and � 35 ft.See maximum Notes 12 Note 14. Note 2. and 13. Principal buildings - 1,400 square See Article 10 Minimum gross 1,200 sq. feet, if used for 750 sq. ft, regarding floor area ft.,each 1,400 sq.ft. residential each DU garage space. DU. purposes Width, N/A But see minimum N/A 16 ft.,each QMDS N/A ; I j DU i Schedule. Height and --- -------r--------- ------- -- screening of rooftop i See Note 11 N/A Applies- mechanical equipment Note 1. Antennas and Chimneys. Roof-mounted radio or television antennas on a principal building in a residential district may project up to four feet above the roof. The maximum height of chimneys attached to a principal building is the greater of 35 feet or four feet above the roof. Note 2. Height In C District. In the C District, no part of any structure(except a fence)may be higher than the horizontal distance from that part to the nearest part of an SF District. Note 3. Building Detail, TH, PDD-TH and GR Districts. To separate buildings, there must be open area at least five feet wide maintained so that firefighters with hoses could pass through. Note 4. Framed Area In QMDS. Allowed square footage for a given building site is calculated by multiplying the allowable percentage by(a)the building site's area plus (b)an allocated part of any common use areas in the same QMDS(e.g., access easements, private streets, alleys, reserves, etc. that are not part of a building site). The allocated part is proportional to the building site's area divided by the area of all building sites in the same QMDS. Note 5. Building Code. Separation requirements are in addition to other requirements of building codes and other ordinances. See Code of Ordinances. General Rule: Every structure must conform to the applicable regulations shown, by District, in this table.("N/A" means the rule does not apply.) Table 7-4b, cont. Exceptions/Special Rules: (1) See special rules noted in table. (2)See Article 9 regarding Planned Development Districts. PDD- PDD- PDD- PDD- PDD- PDD- Item Regulation PDD TH2 PDD-C1 SF1 SF2 TH1 TH4 THS TH7 Maximum One, plus One plus•Dwelling units number per one AQ 17.5 per acre.See Note 9. one AQ building site Maximum 100%for all Framed area, area as a 100%. dwelling types all buildings percentage of 80% See other than TH; 100%.See Note 4. N/A on a building building site Note 4. 125%for TH. site area See Note 4. Length or Maximum width, any horizontal N/A 130 feet.See Note 3. N/A building dimension Exterior materials, any Type N/A Must be of equal grade and quality, all sides.See Section 8-104. building. A four-hour firewall, or its equivalent, must separate Separation of Fire-rated N/A adjoining dwelling units.See Notes 3 and 5. See also Note DU's wall 10(PDD-TH7 only) SF privacy Applies.See Note 8. See also Note 10(PDD-TH7 See Note 8. N/A N/A protection only) Accessory Maximum buildings number per N/A 3 N/A See Article 10 building site regarding garage space. 25 ft. 35 ft. Height, See Note maximum ---------------- -------- 2. Stories, 2 and one- 3 N/A maximum half Height, 35, 25 in rear , maximum, in yard.See 35.See Notes 1, 7 and 14. 35 Principal feet . Note 1 and I buildings 14. Minimum gross floor 1,400 each 1,600 1,200 each DU each 1,300 area, square DU DU feet Width,feet (min,), N/A 16,each DU N/A outside to outside Height and screening of rooftop See Note 11. N/A Applies mechanical equipment Note 6. Height in GR-1, GR-2. Principal buildings in GR-1 or GR-2 Districts may be three stories high, but subject to the lower height limits prescribed for projecting spaces. See Table 7-2, Note 7. Note 7. Certain Projecting Buildings. Special height rules apply to buildings projecting into yards. See Tables 7-2 and 7-6. Note 8. SF privacy protection. On a building site where this applies,there may not be a direct sight line from any"third-floor viewpoint"to any point in an"SF privacy zone."A"third-floor viewpoint" is any viewpoint on a"third-floor area"at eye level (six feet)or lower.A"third-floor area"is any floored area (indoors or outdoors)where the floor is 18 feet or higher. The"SF privacy zone" includes every point: (i)within 100 feet of the third floor viewpoint in question, (ii) on a building site in an SF District, and (iii) below 20 feet in height. See Figure SFP. Note 9. Calculation of DU's Per Acre. In a QMDS only, the total number of DU's is divided by the total acreage of the QMDS to calculate the number of DU's per acre. Note 10. Spacing of Dwelling Units in PDD-TH7. Except where dwelling units are separated by common walls,the minimum distance between dwelling units shall be as follows: (i)No part of any dwelling unit may be closer than five feet to another dwelling unit. (ii) No window may be closer than 50 feet to a facing window to living space in another dwelling unit. (iii) Neither eaves nor balconies may be closer than 40 feet to a facing window to living space in another dwelling unit. (iv) Neither windows to living space nor balconies may be closer than 20 feet to any facing wall of another dwelling unit. Note 11. Rooftop Mechanical Equipment. In the C, TCC and PDD-C1 districts, any rooftop mechanical equipment,whether new or replacement equipment, shall be accommodated within the maximum building height limit and shall be fully screened from off-site and street area views through design and materials consistent with the overall design and colors of the principal building. This may include use of sloped roofs, a low parapet wall or other architectural elements that conceal flat roof areas where mechanical equipment is mounted, provided that all such building features comply with and do not project above the maximum building height limit. Note 12. Building Placement and Maximum Height in TCC. In TCC, the following height restriction shall apply: (i) Principal buildings shall be located in the front 60 feet of the building site and shall be limited to 2 stories and 35 feet in height, including any rooftop mechanical equipment. (ii)Accessory structures shall be located in the rear 70 feet of the building site and shall be limited to 35 feet in height, including any rooftop mechanical equipment. (iii)Any rooftop mechanical equipment,whether new or replacement, shall be fully screened from off-site and street area views through design and materials consistent with the overall design and colors of the principal building. This may include use of sloped roofs, a low parapet wall or other architectural elements that conceal flat roof areas where mechanical equipment is mounted, provided that all such building features comply with and do not project above the maximum building height limit. Note 13. Street Level Orientation in TCC. In TCC,the first floor of all buildings shall be at grade level. Elevated structures with open areas or parking below the second floor are not permitted. Note 14. Height of Flood Loss Structures. The height of the roof for existing flood loss structures that are being raised to meet floodplain regulations may exceed thirty-five feet an amount equal to the height elevated, not to exceed four feet. Amend Section 7-4b, Buildings, as follows: General Rule: Every structure must conform to the applicable regulations shown, by District, in this table.("N/A" means the rule Table 7-4b: Buildings does not apply.) Exceptions/Special Rules: (1)See special rules noted in table. (2) See Article 9 regarding Planned Development Districts. Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C TCC Maximum One plus one 17.5 per See Uses number per 24 per Dwelling units accessory acre.See Two table and N/A building site acre. quarters (AQ) Note 9 Art. 9 Maximum area Framed area, all as a buildings on a percentage of 80% 100%See Note 4. N/A building site building site area Length or Maximum width, any horizontal N/A 130 feet.See Note 3. N/A building dimension Exterior materials, any Must be of equal grade and quality, all sides.See building. Type N/A Section 8-104. I A four-hour fire wall, or its equivalent, Separation of Fire-rated wall N/A must separate adjoining dwelling units. N/A DUs See Notes 3 and 5. SF privacy See Note 8. N/A Applies. N/A protection Accessory Maximum buildings number per Three N/A See Article 10 building site regarding I garage space. 35 ft.See Height, 35 ft.See 25 ft. Notes 12 maximum Note 2. and 13. Stories, Two and one- Three. See Note 6. N/A Two maximum half. Height, 35 ft.See 35 feet; 25 feet in rear yard.See Note 1 and 35 ft.See maximum Notes 12 Note 14. Note 2. and 13. Principal buildings 1,400 square See Article 10 Minimum gross 1,200 sq. feet, if used for 750 sq. ft, regarding floor area ft., each 1,400 sq. ft. residential each DU garage space. DU. purposes Width, But minimum N/A 16 ft., each N/A QMDS N/A DU. Schedule. Height and screening of rooftop See Note 11 N/A Applies- mechanical equipment Note 1. Antennas and Chimneys. Roof-mounted radio or television antennas on a principal building in a residential district may project up to four feet above the roof. The maximum height of chimneys attached to a principal building is the greater of 35 feet or four feet above the roof. Note 2. Height In C District. In the C District, no part of any structure (except a fence) may be higher than the horizontal distance from that part to the nearest part of an SF District. Note 3. Building Detail, TH, PDD-TH and GR Districts. To separate buildings, there must be open area at least five feet wide maintained so that firefighters with hoses could pass through. Note 4. Framed Area In QMDS. Allowed square footage for a given building site is calculated by multiplying the allowable percentage by(a)the building site's area plus (b) an allocated part of any common use areas in the same QMDS (e.g., access easements, private streets, alleys, reserves, etc. that are not part of a building site). The allocated part is proportional to the building site's area divided by the area of all building sites in the same QMDS. Note 5. Building Code. Separation requirements are in addition to other requirements of building codes and other ordinances. See Code of Ordinances. General Rule: Every structure must conform to the applicable regulations shown, by District, in this table.("N/A" means the rule does not apply.) Table 7-4b,cont. Exceptions/Special Rules: (1) See special rules noted in table. (2) See Article 9 regarding Planned Development Districts. PDD- PDD- ' PDD= ; PDD- PDD- PDD- Item Regulation PDD-TH2 PDD-C1 SF1 SF2 TH1 41� TH4 TH5 TH7 Maximum One, plus One plus Dwelling units number per j one AQ 17.5 per acre.See Note 9. one AQ building site Maximum 100%for all Framed area, area as a 100%. dwelling types all buildings percentage of 80% See other than TH; 100%.See Note 4. N/A on a building building site Note 4. 125%for TH. site area See Note 4. Length or Maximum width, any horizontal N/A 130 feet.See Note 3. N/A building dimension Exterior Must be of equal grade and quality, all sides.See Section materials, any Type N/A 8-104. building. A four-hour firewall, or its equivalent, must separate Separation of Fire-rated N/A adjoining dwelling units.See Notes 3 and 5. See also Note DU's wall 10(PDD-TH7 only) SF privacy Applies. See Note 8. See also Note 10(PDD-TH7 See Note 8. N/A N/A protection only) Accessory Maximum buildings number per N/A 3 N/A See Article 10 building site regarding garage space. 25 ft. 35 ft. Height, See Note maximum 2. Stories, 2 and one- 3 N/A maximum half 35, 25 in rear Height, yard.See maximum, in 35.See Notes 1, 7 and 14. 35 Principal Note 1 and feet . buildings 14. Minimum gross floor 1,400 each 1,600 1,200 each DU each 1,300 area, square DU DU feet Width, feet (min,), N/A 16, each DU N/A outside to outside Height and screening of rooftop See Note 11. N/A Applies mechanical equipment Note 6. Height in GR-1, GR-2. Principal buildings in GR-1 or GR-2 Districts may be three stories high, but subject to the lower height limits prescribed for projecting spaces. See Table 7-2, Note 7. Note 7. Certain Projecting Buildings . Special height rules apply to buildings projecting into yards. See Tables 7-2 and 7-6. Note 8. SF privacy protection . On a building site where this applies, there may not be a direct sight line from any"third-floor viewpoint"to any point in an "SF privacy zone."A "third-floor viewpoint" is any viewpoint on a "third-floor area" at eye level (six feet) or lower. A "third-floor area" is any floored area (indoors or outdoors)where the floor is 18 feet or higher. The "SF privacy zone" includes every point: (i)within 100 feet of the third floor viewpoint in question, (ii) on a building site in an SF District, and (iii) below 20 feet in height. See Figure SFP. Note 9. Calculation of DU's Per Acre . In a QMDS only, the total number of DU's is divided by the total acreage of the QMDS to calculate the number of DU's per acre. Note 10. Spacing of Dwelling Units in PDD-TH7. Except where dwelling units are separated by common walls, the minimum distance between dwelling units shall be as follows: (i) No part of any dwelling unit may be closer than five feet to another dwelling unit. (ii) No window may be closer than 50 feet to a facing window to living space in another dwelling unit. (iii) Neither eaves nor balconies may be closer than 40 feet to a facing window to living space in another dwelling unit. (iv) Neither windows to living space nor balconies may be closer than 20 feet to any facing wall of another dwelling unit. Note 11. Rooftop Mechanical Equipment. In the C, TCC and PDD-C1 districts, any rooftop mechanical equipment, whether new or replacement equipment, shall be accommodated within the maximum building height limit and shall be fully screened from off-site and street area views through design and materials consistent with the overall design and colors of the principal building. This may include use of sloped roofs, a low parapet wall or other architectural elements that conceal flat roof areas where mechanical equipment is mounted, provided that all such building features comply with and do not project above the maximum building height limit. Note 12. Building Placement and Maximum Height in TCC. In TCC, the following height restriction shall apply: (i) Principal buildings shall be located in the front 60 feet of the building site and shall be limited to 2 stories and 35 feet in height, including any rooftop mechanical equipment. (ii)Accessory structures shall be located in the rear 70 feet of the building site and shall be limited to 35 feet in height, including any rooftop mechanical equipment. (iii)Any rooftop mechanical equipment, whether new or replacement, shall be fully screened from off-site and street area views through design and materials consistent with the overall design and colors of the principal building. This may include use of sloped roofs, a low parapet wall or other architectural elements that conceal flat roof areas where mechanical equipment is mounted, provided that all such building features comply with and do not project above the maximum building height limit. Note 13. Street Level Orientation in TCC. In TCC, the first floor of all buildings shall be at grade level. Elevated structures with open areas or parking below the second floor are not permitted. Note 14. Height of Flood Loss Structures. The roof height of existing flood loss structures that are being raised to meet floodplain regulations may exceed the existing roof height by an amount equal to the distance the structure is elevated. In no case may the maximum roof height exceed 39'.