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HomeMy WebLinkAbout04222019 ZPC Agenda Item 4 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 FRONT PORCHES AND BALCONIES. 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 establish definitions for „porch" and "balcony" . The proposal would prohibit balconies from the second floor level if located in the front yard and reiterate where a railing is allowed. One of the principal purposes of the amendment is to help prevent overcrowding in the front yard and help maintain adequate light and air and an open streetscape . Preliminary Recommendation. Based on the limited review given this matter so far, and subject to further review fol.lowini 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 this report was as follows: Wilson, Cutrer, Tsai, McEnany, Jensen, Brantley and Johnston vot, "aye"; No "noes"; and none absent . Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS 12"64a tL):111 /e\ Chair, Zoning ana..elanning Commission • Amend Section 2, Certain Terms, by adding the following definitions: porch is a roofed structure, usually open at the sides, projecting from the face of building and used to protect the entrance of the structure. balcony is a platform enclosed by a wall or balustrade on the outside of a buildir with access from an upper-floor window or door. Amend Section 7, Table 7-1, Note 1.2 by adding: Note 1.2. Porch lo Front lord. On a building site in a residential district with a front ya depth of 20 feet or more, a porch may project up to 120 inches into the front yard meets all of the following criteria: (i) It is neither designed nor usable for motor vehicles; (ii) The volume of the projecting part of the porch does not exceed 50 cubic feet per of front street line (Example: the maximum projecting volume on a 5214-foot with would be 50 cubic feet x 52.5. or 2,625 cubic feet). (iii) The porch's outside perimeter is open and unobstructed. except for the following features: (a) Ordinary window screens. (b) A solid or partially open safety rail not higher than 3.5 feet above the porch floor,And a pajtially open decorative railing i balustrade not higher jhan feet above the porch roof/ceiling. Solid half-walls prohibited above jhe roof/ceiling of the porch, (c) Supporting vertical columns, if total width of the outer faces of the columns does not exceed either 2530%of the• outside perimeter of the porch. . ' . _ • - • - - - - - - �• ' • - .• The width of a column is measured at its thickest point ab 3.5 feet above the porch floor. • • "- . ••-• • - • - • - • " ' • - - The "outside perimeter" of a porch is the portion o perimeter out in the front yard; it does not include the portion of the perimeter adj to a building or lying along the front setback line. (iv) At no point in the front yard does the porch have a height greater than the depth c front yard (Example: if the depth of the front yard is 20 feet. the maximum height front yard is also 20 feet). (v) No projecting balcony shall be constructed or placed on top of or above a proecti porch. Amend Section 2, Certain Terms, by adding the following definitions: porch is a roofed structure, usually open at the sides, projecting from the face of a building and used to protect the entrance of the structure. balcony is a platform enclosed by a wall or balustrade on the outside of a building, with access from an upper-floor window or door. Amend Section 7, Table 7-1,Note 1.2 by adding: Note 1.2. Porch In Front Yard. On a building site in a residential district with a front yard depth of 20 feet or more, a porch may project up to 120 inches into the front yard if it meets all of the following criteria: (i) It is neither designed nor usable for motor vehicles; (ii) The volume of the projecting part of the porch does not exceed 50 cubic feet per foot of front street line(Example: the maximum projecting volume on a 52'/2-foot wide site would be 50 cubic feet x 52.5, or 2,625 cubic feet). (iii) The porch's outside perimeter is open and unobstructed, except for the following features: (a) Ordinary window screens. (b)A solid or partially open safety rail not higher than 3.5 feet above the porch floor, and a partially open decorative railing or balustrade not higher than 3.5 feet above the porch roof/ceiling. Solid half-walls are prohibited above the roof/ceiling of the porch. (c) Supporting vertical columns, if the total width of the outer faces of the columns does not exceed either 2550%of the outside perimeter of the porch. or 25%of the theoretical outside perimeter of a maximum sized porch. The width of a column is measured at its thickest point above 3.5 feet above the porch floor. The "maximum sized porch" is 120 inches deep and requirement for the front yard. The "outside perimeter" of a porch is the portion of the perimeter out in the front yard; it does not include the portion of the perimeter adjacent to a building or lying along the front setback line. (iv) At no point in the front yard does the porch have a height greater than the depth of the front yard(Example: if the depth of the front yard is 20 feet,the maximum height in the front yard is also 20 feet). (v) No projecting balcony or other habitable space shall be constructed or placed above the ceiling of a projecting porch.