HomeMy WebLinkAbout10082020 ZPC Agenda Item 3 Page 1 of 6
City of West University Place
Zoning and Planning Commission Meeting
DATE: October 8, 2020
Agenda Topic: Framed areas of homes and pervious coverage/materials. Matters related to
square-footage,pervious and impervious coverages, and materials for residential properties.
SUMMARY: The City Council has requested that the Zoning and Planning Commission examine
the pervious coverages for the City's residential districts. Pervious cover is important as it absorbs
rainfall and reduces the amount of water that enters the drainage system. The goal of this agenda
item is to examine the City's pervious requirements and determine if any changes are necessary.
CURRENT PERVIOUS REQUIREMENTS: The City requires a minimum of 24% pervious
area within a single-family residential lot.The front yard of homes must have at least 50%pervious
coverage, which emphasizes a landscaped streetscape within residential neighborhoods.
SURVEY OF RECENT SINGLE-FAMILY HOMES: The City of West University has
examples of recently constructed and permitted single-family homes. Generally, the smaller lots
have less pervious areas than the larger residential parcels (See table 1).
Table 1: Recent sin_le-family residences pervious coverage
Lot Pervious Impervious
Address Lot Dim. sq/ft area% Area% Detached Garage
2621 University 50x101 5,050 48 52 Yes
5508 Community 50x116 5,800 44 56 -
5404 Community 50x116 5,800 42 58 -
5304 Community 50x116 5,800 48 52 -
6026 Charlotte 50x91 4,550 45 55 -
2605 Talbott 50x120 6,000 47 53 Yes
3762 Georgetown 60x124 7,440 46 54 -
2616 Fenwood 65x115 7,475 44 56 -
6626 Vanderbilt 100x200 20,000 64 36 -
6630 Vanderbilt 100x200 20,000 57 43 Yes
SURVEY ADJACENT CITES: The City of West University Place has a lower-than-average
pervious requirement compared to other adjacent cities in this survey. The most comparable lot
regulations for the Old Building Sites in West University Place are found with the City of Bellaire's
R-4 District.The Old Building Sites allow for 24%pervious,whereas the comparable R-4 District
allows for 40%pervious. For New Building Sites, the most comparable City standards are found
with Bellaire's R-3 and Hilshire Village's R-3 Districts. (See Table 2 and Table 3).
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City of West University Place
Zoning and Planning Commission Meeting
Table 2: Survey of similar lot sizes in adjacent communities
Pervious Requirements-Comparison
West University Place
(Average lot size per
district) * Bellaire Spring Valley Village Hilshire Village
SF-1 9867 - - - - - -
SF-2 7751 - - - - - -
SF-3 6483 - - - - - -
Old Building Sites
(SF-1,SF-2,and SF-3) Bellaire-R-4
Minimum Lot Minimum Lot
Size 5,000 Size 5,000 - - - -
45 or
Pervious % 24% Pervious% 40% - - - -
Lot Coverage
Impervious Max (7,000 SF
Cover 76% or less) 60% - - - -
Lot Coverage
- - Max(More - - - -
than 7,000 SF) 55%
Residential District Hilshire R-3
New building sites Bellaire-R-3 A District
10,000
SF
(Min
Minimum Lot Minimum Lot Minimum 9,000 Minimum
Size 8,250 Size 7,400 lot size usable) lot size 8,000
Pervious % 24% Pervious% 45% Pervious% 40% Pervious % 45%
Impervious Impervious Impervious Impervious I
Cover 76% Cover 55% Cover 60% Cover 55%
*Analysis of mean lot sizes conducted by geographical information systems(GIS)utilizing Harris County Appraisal District Parcel Data.
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City of West University Place
Zoning and Planning Commission Meeting
Table 3: Lot Coverage Survey—Detached Residential Districts
Maximum Lot Coverage
Minimum Maximum
Pervious Impervious Maximum
Forward Behind Building
of Building Building Ground Total Pervious Swimming Pool
Line Line Coverage Required Determination
Spring Valley Village 50% 60% Water surface is
pervious
Hilshire Village 50% 55% 40% Impervious
45% (R-1 thru R-
Bellaire 3. R-5) and 40% Impervious
for R-4
West University 50% 24% Water surface is
pervious
INNOVATIVE PAVEMENT MATERIALS: Permeable pavers, porous concrete, and other
innovative materials are becoming more common place. There is a desire to have paved areas that
have less of an impact on the drainage system. These materials are allowed to be considered
pervious and not count toward the impervious coverage of the site.
GENERAL CLEANUP: A conflict was found within Table-7-5a regarding pavement
allowed for single-family residential use. In this case, the use of innovative materials by the
Zoning Board of Adjustment by Special Exception. This note is not needed and can be
evaluated during the permit review of a new material. Additionally, if there is a conflict
between a material that the Building Official does not believe is durable, his ruling can be
appealed to the Zoning Board of Adjustment.
Table 7-5a, excerpt pavement and note #4
Pavement Required For SFD use: Hard-surfaced or pervious pavement
type required for each required driveway and parking space;
See twin "ribbons" of pavement are permitted. For all other
Note 4. uses: Reinforced concrete, with curbs and drains required
for all vehicular areas. Exceptions: (i) See Table 7-3
(pervious pavement) and Note 4, below. (ii) See Article
10 regarding "overhang."
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City of West University Place
Zoning and Planning Commission Meeting
if it finds that they will provide equal or better durability.
FRAMED AREAS OF HOMES: The framed area information has been provided as a topic of
discussion. This item will be used to discuss square-footage limitations for homes within the City.
Zoning Ordinance Excerpt: Schedule FA(Framed Area)
SCHEDULE FA
(FRAMED AREA)
(a) General rule. Framed area reflects the size of a building, in square footage. Framed area
includes all floor and ground areas under a solid, fixed roof, except the uncounted areas
listed in this Schedule. Floor and ground areas are measured, on each level, according to the
measurement method set out below. For each building,the measured areas for each level are
totaled to produce the framed area of the building.
(b) Measurement method. For each level of a building,the framed area is the area of an
imaginary, horizontal, unbroken plane immediately atop the structure supporting the floor
(or immediately atop the ground, where there is no floor). Each plan extends horizontally to
the outer main wall surfaces of the building, or to the outer perimeter of the structure above
(whichever is outermost). For this purpose:
1. Steps, landings, sunken areas, floor openings and similar features are not considered
separate levels, so there is no plane on those levels;
2. Each plane extends to the outer wall surfaces of bay windows,cantilevered space and
similar space on the same floor, regardless of the height of the floor;
3. If there is a "split level" or similar irregular floor level,the building official may
designate either one level to define the imaginary plane for that floor, or separate planes
for the separate levels; and
4. If area(all or part)within a one-story building has an interior height exceeding 19 feet,
the area is doubled to calculate framed area(and if it has a interior height exceeding 31
feet,the area is tripled).
(c) Uncounted areas. The following areas are not counted as framed area:
1. Attic area that cannot be reached through a fixed accessway;
2. Attic area where there is a interior height less than seven feet;
3. Those non-attic parts of an imaginary plane on a second or third-floor level, above which
there is less than seven feet of interior height;
4. Area beneath eaves, cornices, roof extensions, "greenhouse" or bay windows, cantilevered
space and similar parts of building that project outward from the main wall of a building
no more than 24 inches, if the area is on a lower floor level (or at ground level) and is
otherwise completely open to the outdoors;
5. Unenclosed porch area of a principal building, if the longest side of the porch directly
faces the front street line or side street line of the building site, and the area is neither
designed nor usable for motor vehicles;
6. The area of"crawl space" at ground level;
7. Unenclosed walkway or "breezeway" area if: (A)the area directly connects a principal
building to an accessory building containing garage space located behind the principal
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City of West University Place
Zoning and Planning Commission Meeting
building; (B)the total covered width of the area does not exceed eight feet; and(C) no
part of the roof is higher than 14 feet;
8. Area of recessed entries (garage or home) or windows that is completely open to the
outdoors on at least one side, if: (A) each area faces the front street line or side street line
of the building site, (B) each area is not larger than 100 square feet, and(C)the total of all
such uncounted recessed area is less than 200 square feet; and
9. Basement area if: (A)the floor is at least five feet lower than the standard base level of
the site, and(B)the interior height does not exceed eight feet.
The rules for uncounted areas shall be strictly construed and applied to the defined areas only.
Drawing to illustrate Schedule FA
Generally,dashed lines indicate area counted as"framed area."
7 feet or more, Attic area counted as framed area
interior height
,---yam'-- -_-a1
Fixed accesway to attic
Imaginary plane extends across stairwell and"atrium"
----G--
Single imaginary plane for"split level"
(if designated by administrative official)
-- - - -
No imaginary plane for steps or landing levels.
This is a general illustration only.Actual wording of Schedule FA controls in all cases.
Zoning Ordinance Excerpt: Table 7-4b: Buildings Framed Area, all buildings. Residential
Districts
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City of West University Place
Zoning and Planning Commission Meeting
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RECOMMENDATION: The pervious requirement is important for setting the boundaries for
pavement and building coverage on a residential lot. This pervious coverage collectively(with all
single-family residences) increases the runoff of rainwater in the community. Staff recommends
considering to increase the amount of pervious coverage to 35% or 40% within the SF-1, SF-2,
and SF-3 Districts.
Table 4: Recommendation Table
Proposal Summary of Impact
Slight Increase in Pervious to 35% This proposal would allow the majority of
porches,pool decking, and single-family
developments. Only the most intense projects
would be impacted.
Moderate Increase in Pervious to 40% This proposal would allow the majority of
porches, pool decking, and single-family
developments. Pool projects or large paving
projects may have to consider innovative
materials or lessen the amount of impervious
coverage.
Large Increase in Pervious to 45% This proposal would create a substantial
amount of non-conforming properties,
especially with the smaller,more built-out lots.
Pool projects or paving projects may have to
consider innovative materials or remove
existing pavement areas to allocate these
materials in areas where the homeowner
prefers.
Attachments:
1. Zoning Ordinance Excerpts for Pervious/Impervious Coverage.
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10/5/2020 West University Place,TX Code of Ordinances
Table 7-3,cont. i General Rule:Every building site must have the minimum open and pervious areas shown,by District,in this table.("N/A"
means the rule does not apply.)Exceptions/Special Ru/es.:(1)See PDD Schedules for planned development districts.(2)See
special rules noted in table.(3)See the Projections Schedule for details about calculating open and pervious areas.
Item Measurement PDD-SF1 PDD-SF2 PDD-TH1 PDD-TH2 PDD-TH4 PDD-TH5 ! PDD-TH7 PDD C1
Open area Front yard, 60%. N/A N/A
minimum
percentage.
Rear yard, 60%.See Note 1. N/A N/A
minimum
percentage.
See Note 6.
Entire 40% 25% N/A
building site,
minimum
percentage.
Pervious area Front yard, 50% 50%See Note 2. , N/A
minimum
percentage
Entire 24% 15% N/A
building site,
minimum
percentage
Landscaping Required,except for SFD uses on building sites with 5,000 sq.ft.or more.See Notes 3 and 5.
strips
Qualified For SFD uses on building sites with 5,000 sq.ft.or more,there must be at least one qualified tree in the front yard or in the
trees adjacent street area.For all other uses,each qualified tree required by this ordinance or Chapter 82 of the Code of Ordinance
must be located within a contiguous and reasonably compact pervious area containing at least 25 sq.ft.However,additional or
better pervious area may be required to comply with Chapter 82.
Pervious In a QMDS only,pervious pavement is allowed to be used for all vehicular areas,and part of it may count as pervious area.See
pavement Note 4.
i -
Parking areas, Each parking area containing 21 or more parking spaces must contain interior pervious areas in"island"or"peninsula"
interior configurations aggregating in area at least two square feet for each parking space.
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