HomeMy WebLinkAbout12102020 ZPC Agenda Item 4 Page 1 of 4
City of West University Place
Zoning and Planning Commission Meeting
DATE: December 10, 2020
Agenda Topic: Residential side street yards adjacent to front yards.
SUMMARY: The City Council has requested the Zoning and Planning Commission to examine
street side yard setbacks and fencing locations when adjacent to a residential front yard.
STREET SIDE FENCING AND ADJACENT FRONT YARDS: A street side fence can be
located at the property line, except for rotated lots within the SF-1 District. This can create a
visibility issue when a driveway is close to the property line of an adjacent street side yard (See
Exhibit 1).An important note is that the existing home has a circular driveway,whereas the under-
construction home has a typical driveway.
Exhibit 1: Front and adjacent to street side and
Front Yard , )t 4,4
le
' Strei} ` i1 u
P ,
,'
-pit,1 ilk :, N, . : ' '. • 4,, , -
- e
brie
,..• 1,y Y _
ic
i yr
r,, M
SIGHT VISIBILITY REQUIREMENTS FOR DRIVEWAYS: The City has driveway
visibility triangles, which extend five (5') feet from behind the back of where the sidewalk and
driveway meet. In the case of Exhibit 1, this fence does not violate the driveway visibility triangle
found in the Urban Forest Preservation and Enhancement Chapter.
Urban Forest Preservation and Enhancement Excerpt: Sec-82 — Driveway Visibility
Triangles
"Driveway visibility triangle means the area within a triangle beginning at the intersection of
the edge of a driveway and the inside edge of a sidewalk (i.e., the edge farthest from the
Page 2 of 4
City of West University Place
Zoning and Planning Commission Meeting
roadway). From the intersection point, the first side of the triangle extends five feet inward
(away from the roadway) along the edge of the driveway, the second side of the triangle
extends five feet along the edge of the sidewalk away from the driveway, and the third side
is a straight line connecting the extended ends of the first two sides. If there is no sidewalk,
the building official shall designate the probable location of a future sidewalk, which shall
then be used as if it were an existing sidewalk. A typical driveway will have two such triangles,
one on each side. The visibility triangle may include both public and private property. The
building official may prepare example diagrams showing driveway visibility triangles."
DISCUSSION OF SETBACKS IN THE SF-1, SF-2,AND SF-3 DISTRICTS: The SF-1, SF-2
and SF-3 Districts allow a minimum of five(5')feet setbacks to ten(10%)percent of the lot width
for the street side setback. The City of West University Place also has regulations for rotated lots
in the SF-1 District. These regulations require a minimum of ten(10') feet street side setbacks and
are increased based on the width of the building site for a maximum setback equal to the front yard
setback (See Zoning Ordinance Excerpt below). Although this only applies to a few lots in one
zoning district,this regulation can be applied to other districts or something similar.
Zoning Ordinance Excerpt: Table 7-2: Yards—Note 3
"Note 3. Rotated Corners. For rotated corner building sites (SF-1 District only), the
minimum side street yard width is: (i) 10 feet if the building site width is 65 feet or less,
(ii) 10 feet plus the distance by which the width of the building site exceed 65 feet, if the
building site width is more than 65 feet but less than 75 feet, (iii) 20 feet if the building
site width is 75 feet or more but less than 100 feet, or(iv) for building sites 100 feet wide
or more,the side street yard width is determined by the same rules as the front yard depth,
except that the "depth" of the building site is measured from the side street line."
DEED RESTRICTIONS AND SETBACKS: The City of West University Place does not
enforce deed restrictions. It is possible for the City to adjust the setback requirements for certain
subdivisions that have increased setbacks. This step would ensure that subdivisions have setbacks
as originally intended.
SURVEY OF PROPERTIES: A survey of other front yard fences was conducted on 11/18/2020
and 11/23/2020 within West University Place. This survey found that several surveyed properties
have fences at the property line and/or landscaping next to an adjacent residential driveway, to
varying degrees.
POSSIBLE AMENDMENTS: The City has many options to lessen conflicting side and front
yards. Alternatively, the ZPC can recommend no changes to the Zoning Ordinance for fencing
regulations.
1. No modification to fence regulations
2. Modify Fencing Regulations
a. Modify the fence street side setbacks to either three(3')or five(5')foot setback
Page 3 of 4
City of West University Place
Zoning and Planning Commission Meeting
adjacent to front yards. This would provide a small distance from the property
line for fences that are six to eight feet tall.
b. Allow differing materials adjacent to front yards for street side fences.
i. Fencing shall allow a minimum fifty(50%)percent opacity. Opacity: is the
degree of openness which light or views are blocked measured
perpendicular to the fence for each fence section between supports.
c. Amend the fencing regulations to not allow street side yard fences at the
property line and to tie-into home or garage.
i. Require the fence to tie-into residential structure, similar to SF-1 rotated lot
regulations.
"Note 11.Rotated Corner Fences.Notwithstanding any other provision of this ordinance or any
other ordinance, no fence is allowed in the side street yard of a rotated corner building site
(SF-1 District),except for temporary construction fences required by Chapter 18 of the Code of
Ordinances."
d. Require street side fences to be built at the street side yard building line
adjacent to front-yards.
i. This setback can be five or more feet and will change with the width of the
residential lot.
Recommendation: Staff recommends no changes to the existing fence setback regulations. The
City's current regulations are regulated by the visibility triangle, which provides a level of safety
for driveways within the City. This visibility triangle size has been thoroughly vetted by the
City Engineer. If the ZPC proposes any changes to the side street fencing
regulations consideration must be given for security fences for side loaded garages.
Attachments:
1. Three, Five, and Fence Occupancy Exhibit
2. Redline for setback of three, five, and 50% visually open.
3. Map of side-yards next to front yards
4. Engineers report visibility triangle at 6318 Rutgers
5. Side-yard Adjacent to front yard survey.
City of West University Place
Zoning and Planning Commission Meeting
FENCE OPACITY
Opacity (the degree to which light or views are blocked) is measured perpendicular to the fence section
between supports
14 Fence Section
/?
Support iii]
11 11 1 1[iltUlilU
Less than 50%opaque 50%opaque More than 50% opaque
3ft clearance
' � i
• S ``, �:. .,,\5" y (,,/ i ' „y as . d ' r f*
11, .
•
: : ,
. , awls R �' . • :. , �
. _ r _ -;-=---..,,-........,7—:.r''L 1 ~ # r, # i iIN
x f
City of West University Place
Zoning and Planning Commission Meeting
5ft clearance
y t,,��i., ., t
.+ '� f�a'T t�, ig.;: yam;,4., � •- •
,*'a� / iihr„
Zp'r
•
fr
Logi ,..
-L-,-1,,,-,c,..,
c:- "�"
.tam ' x .t„,,
4.
F
,,14- -,,,‘, 1"" < 1:, ,......
f N`'` 1'. nifoi,y to y., of '' `
} ate 1y 4' 1 'f a' F
Table 7-6. Projections Schedule:
Type Of Structure Maximum Allowed Projection(In Inches),Measured From The Inside Special Rules For
Edge Of The Yard. Calculating Open&Pervious
Areas
Front Yard Rear Yard Side Yard SF Bufferyard
Certain Basketball 120" No limit No limit No limit The area may count as both
Accessory goals generally,but open area and pervious
Structures see Note 7. area.
Playground 0 No limit 0 No limit The area may count as both
equipment open area and pervious
area.
Flagpoles 120" 0 0 0 The area may count as both
open area and pervious
area.
Fences 0,but see No limit No limit,but No limit The area does not count as
Notes 8.1, see Notes either open or pervious area.
8.2, and 12. 8.1,8.2,and
11 and 14.
Swimming 0 0,but see 0,but see No limit The area counts as open
pools Note 9 Note 9. area.Only the water area
counts as pervious area.
Tennis courts 0 0 0 No limit The area counts as open
(with area but not pervious area
associated (unless the area is made of
screens) grass).
Lights and No limit No limit No limit No limit The area may count as both
lampposts generally,but generally,but generally,but generally,but see open area and pervious
see Note 10. see Note 10. see Note 10. Note 10. area.
Gate closers 24" No limit No limit No limit The area may count as both
open area and pervious
area.
Signs(see No limit 0 0 0 The area does not count as
Code of either open or pervious area.
Ordinances)
Note 8.1 Fences. Fences may project into front and side yards to the extent expressly required
or authorized by city ordinance (e.g., provisions in Chapter 18 of the Code of Ordinances;
provisions in PDD schedules for front fences). Also in the Code of Ordinances, there are: (i)
requirements for emergency portals in fences(Chapter 18)and(ii)restrictions on fences,certain
"fence-like hedges" and other things in visibility areas (Chapter 82). In a QMDS low fences(3.5
feet or lower) may be located anywhere, if made of ornamental metal or pickets.
Note 8.2. Fence-like hedges. Fence-like hedges within the front yard(setback) of a building site
containing no principal building are prohibited. This provision applies to all adjacent side yard
building sites and rear through building sites. Visibility triangles and visibility areas, as defined
by this ordinance, are subject to further restrictions as contained in Chapter 82 of the Code of
Ordinances.
Note 11. Rotated Corner Fences. Notwithstanding any other provision of this ordinance or any
other ordinance, no fence is allowed in the side street yard of a rotated corner building site (SF-
1 District), except for temporary construction fences required by Chapter 18 of the Code of
Ordinances.
Note 14. Street side yard fences next to front yards. A street side fence adjacent to a residential
front yard located in the SF-1, SF-2 and SF-3 districts must be setback (three]/[five feet] from
the property line, [unless the fence remains visually open and transparent,] except for temporary
construction fences required by Chapter 18 of the Code of Ordinances and rotated corner building
sites.
, .
im . Z 73 _ w CQ
lit Is , _ .
,,,
,,,,_
..., . 2 N S �I J - " I — 01
Cn Tl CD r '' - o cD v
a
it, • (D
m 210 3�1Sd�M3N i� - Q
D D p Nl abd OH 1 =_W Q o
I < • p � o v �
N1 miH3Elnw • z ,,
•
-, CD
z Z • r
o
n n o a
\111111��1111111111��1111111111111111111111
X11- �� C nl� _
'- �IIIII��1111111111111 ...■11111111111111��111�1/Ir1119�1111t1i�11�111111� •'_, � `._ __ o
_ �.■,== ire =.. ..... r- - -- �� GJ �r u. a- .I- L-. r- rr r ri LIN
M110 M.MN NO
i`i r,- INE.INE�_ 6.1 �r MM rr r- ■� WO UM a_� iIM Yr P- u+I f• . �� -r _r _r r
■y_' ria Iiia' wIMO- -- rr ■mow i v I br :1= r- Y == �= SD
�Q
`a+n r ww .r..G...1-A r�n__ i Gr f' r' va ri �� .J r.� _-
�..::IA L'. r-.: air
�. C`; r..-us. �_r. �� -._ `_ •.. rr. -u .7u �. ■■ \tea r. ���1/ L.J /w�I� �r w�.��
�' "''" " == moi_ •_- I- .r _. 'gel. 1•.r: r� r� r_ .. ..- F, II w- r.■.zniii:-,. .■.zia.l ..,. G-
.■. r--r ���In r �� a rr r mc r- ^.i �--. rr_ ■.�_ ..... n,_ 1 u rr --_ -I •-
.� V.AZ V7 2: ... �AIN r ■r rr rr air a•r• . ... ■,�-.4•1 ■■�B-rmi n r• rr . r.. •::
ViMini .� �. C/ r.11\ ^
No MI
a- ;I -r __ __ __ __ :Eli
is
/.ru is Q V J V
111■. w- _r __ :- r. _■ /I■ Ir
r rr■��" ■�. _ __ -- r Irr r- i ■.r
== =_ :Si P i 9 rr r- -_ - .. ._ _• r r_ -�, .. I..rill`
-----Lr..." "" ..."1.,.. imoms ow,. wis."-ri s.,-. s.-;el •-An .4.... rry,-. 1.-7:711. ...7..-,T ==• == LT: NI= ."--":-:...1 t;741 it:,4\ is NvAvi..3
.11171111
1 11 r.: r1 'i ■■, L" �. SE -- m■ ■-a ■Iq- ■■w •
Ir.:
r_� � A7 r+'+. 1111.61 "..5--=
nom �a ■.� r'+
i=t,714 ■..■ // .IIS n;II ►'V r'- A7e�[� == ■•r■ .� ii �.-� C>• , 0_
IN
111_ -- r-i-. ••I MI -•i -i =r •■..sou �r a r -_ -_ ■.. �+ \V
,. rr mom -- _ _IN. _
111 r- ■.r■ �u =r -- rr . �-I== '` - -- �r OM- r MO.1 .......
.. �.I,.
rr -n -- rr EIS
■. - -- —i MO I•1 no MI . 111 a ■1'��1s111,
a�a =
v frl ;11:77...,;
.. ..�
1.w w ' 'a ra w
m D D r D G1 w . r1:;;:.7= '-� �I. rn
0 n p 0 �� w5 rr' rw w� ,� li.
z rll w r_.. ww c� uLa � rw w aw 'w
o C au) wu+aw wr.aCaww •+ v,
Z U1 D f1; � � �i ..� r. r w
� w '.w ww .... ►va C■w raw wi r,.�
u) N N al
N -I � �. ..� i � r�-1 --I -I -I .14111• -..:::::=
�� �w ■� ww wa ��r•w C',�
■��II�� r �� 1■- t■— 'ma �c� C
91112.1 11211111111.1
-■_ _— _r■ _ — pm:. CI= =IIIIIl1.I ^,
1II�I1111 �liiriliili�'i11��1111 - � rill-�;� � �, r;� !_i e111111111111111! 111111111111'111111111111_ _ _ �_•mmina
_ <
__I_�•• 111 11111/111 11111111111111111111 "1 ==1�:=1=C M. _ : ■•
111 - -.l
IIIuu1�1 11/11/11 111111111/ 111111111111111111111i',i ;G �.� E. � c_ �[�.� �= n -5
IIIb __ rr_ 1[17._ (1) (D,�-
11•s�1111111111111�NI1111111111111111111111111111u ^�lii ..T ,—= -I11_ 11111111111111111111 ; . �.unci■ !N I& 14111 lf. `� L'J': . ..... nn=,..L......\
_1; , 41111111/ F:11111111 i_tllll ,�_ __ _ Oii
-' u IIII. E.1111111LIIIIIIIIIU111111_ ,.�_, . —111111 " 111- 'r -11 1111 1111111
_�=►:— ?clllllllll t�1111111 ••�U�� _ _ __ .■ __ ■z------
--- -111§
1111rrYHI1111/'I..� , 1 -- ._ ■. - -■ rr
--� 11111/ ■�i1111: r.:. •Y win: - r .
II
-_ ■ �■1 I 1111. Lt71"I'W1 `� :/I/� •� �.. - per,..� n:. i iTi Li r•'a E Es
pi_r• T1s VINO O 1111111 1 11111/11 r.� -- �' Si ..Y •.. =•. ..r ■..■ • r _
11111111 -1"111_ IREIES- ' I..w 7.1:12.17•4r .� -�•.: �u �' .■ ■... 1 a
r .r .
■ =11111 i111111T .
■- II II 11111■ 1■�1�11� . �_ rr rF- -_ -•� i' ��_
..+'rJ �.■ Ila. a �- moi= {`
,. rT- ''III' 111111' m--""I=_ r, ■-.■ r•■ r•■ w- ■._
0 CD
1111'lll� i1111111i .�lriii+ a��i■ .a i r.. `J C1+ m'- Y •..■ ... r i ..,- .•m■ n,=
CD
■ ■ _II.111111 11,11, ww':�: _ "� - -- •-r,• _- wn N.. r_ r.,■ -`
1._'■111111■ 1111111■ . �n •.■ = `� _ ._ =: :_ __ __ v41 s;_ li►✓1
1111■ � -C .:.,. w.. Z. nr ..- -- -- ,.. n� c,_'
. -. a _� . ..� _T_ _- a. -i
T.. � .Irr 7 •■ -- - yW V.L. , .V I�
a,1�;r1:1111E IltirErl !R�lIFS 11111116 := ,-- ii= -- ,a __ __ =_ .. --
_ -ilrullu 1_1111�11�/ II �L--1�---
"T'• lilll/1111: 011111// UILMS111■ 1111 ■ _ — - -- o_
/�
• .0 a.'a��m�i.mm�uu In . _
-I�I� _ wlr �.. �. �T R17 ■ �� �. -Icy .17. ..1 . =I •- iii-
... --
ww -w `rl■.- •, '"'" 'm1� 71741 ■:7 = I:brL• 11511 :'_ .1a . -. . ._ n.
�-- -t- .cam =nom .r _ . ..� ./_[ilrlrealL1NI11: -. ./ ...... .... .w -_ '.Cn
a ..r i rr TM 1:1 Iw� -w r-•1 w� 1111{ailliLi�i:1Ni:1�I111i/1/ �., c= /- =� _
__ ■'- r H��::." -■ I..• •• -� -- ►41 •_ swirl; ran.,uric. tlu g =a. ..■I .� r. Ems_ r O
:= or i- i _� �_ _. r.'.r■ �� '� em-wr, i■i:1fi111I:Iii11Y1{N��11111/ r; lJ m� .� .= ". -,
7�+7�l+T L ■ Liz = mum•' 11[ 71'1,-C 1',- - �.r.1'/ . ■-■E c,-. BE!. C7
: �. . -- -- ,.�, u u ■�_ _� �" .M ■Illl::ii rN■11i.:1:�■VIII. .� 1 rr ..,_
�� ME .■I.■'� MI.
�� rl swim I:C11�t.�111 Ix�- •• I� ,■ ■1�111 , �+
"L....=
u- -� r. . _r I�� r.� n�l=li1,11111,1111■18 UIII9DII
73 IN
0 101
„ � � a NIN210W G'
m
111,.,lit73 I CL) IZU
• oo O z � � C: ,-.,73 v - _a213�ndH• z ° o,. :I: Imo. m
3?JWIIIIIIIMIlee
_.
....... ,
iiiJ!I'Y ° YV
no
TRAFFIC ENGINEERS.INC. MEMO
To: Gerardo Barrera, Public Works Director
City of West University Place
From: Eleni Pappas, PE,Traffic Engineers, Inc.
Date: September 25, 2020
Re: Driveway Visibility Assessment at 6318 Rutgers Avenue
This memo summarizes observations conducted at 6318 Rutgers Avenue on September 15,2020.The homeowner
has expressed concerns about a newly constructed fence at 3301 University Boulevard.The homeowner at 6318
Rutgers Avenue has expressed safety and sight visibility concerns for the home's northernmost driveway due to
the newly constructed fence.TEI joined Public Works in the field to evaluate.
Based on the observations presented in this memo and our professional traffic engineering experience,the newly
constructed fence at 3301 University Boulevard is not encroaching on any established sight visibly standard for
the northernmost driveway of 6318 Rutgers Avenue.
Driveway Visibility Triangle
Chapter 82 of the City of West University Place Code of Ordinances defines the Driveway Visibly Triangle as:
Driveway visibility triangle means the area within a triangle beginning at the intersection of the
edge of a driveway and the inside edge of a sidewalk (i.e., the edge farthest from the roadway).
From the intersection point, the first side of the triangle extends five feet inward (away from the
roadway) along the edge of the driveway, the second side of the triangle extends five feet along
the edge of the sidewalk away from the driveway, and the third side is a straight line connecting
the extended ends of the first two sides. If there is no sidewalk, the building official shall designate
the probable location of a future sidewalk, which shall then be used as if it were an existing
sidewalk. A typical driveway will have two such triangles, one on each side. The visibility triangle
may include both public and private property. The building official may prepare example diagrams
showing driveway visibility triangles.
The infield measurements conducted at the northernmost driveway of 6318 Rutgers Avenue indicate that the
fence at 3301 University Boulevard does not fall within the driveway visibility triangle. The edge of the fence at
3301 University Boulevard is over 9-feet from the intersection of the edge of the driveway and inside edge of the
sidewalk for the northernmost driveway of 6318 Rutgers Avenue.
Additional Sight Visibility Assessment
Visual inspections were also conducted to observe the specific operations of this block of Rutgers Avenue to
account for possible safety issues not addressed within the Driveway Visibility Triangle evaluation. Visual
inspections indicate clear slight lines from the northernmost driveway of 6318 Rutgers Avenue to vehicular traffic
flow on Rutgers Avenue with no permanent structures impeding sight lines. Based on these observations and
professional traffic engineering experience, the newly constructed fence at 3301 University Boulevard is not
encroaching on sight visibly for the northernmost driveway of 6318 Rutgers Avenue.
1iPage
4a4
0
0
4-4N
RI (/)
7flEiTh V)4( VI
Yid
Lt
eml
N
73
C/)
N , ' r.4 . , I
Oa
.sem
M
i \_ )
S
S.,.-A;:..r..>,.----- ------ ,:: 7 41::-
I
I1 .
.+.4' w
. . .....
3, . ,
, ,. . . , ...........,, ,,3
' . � ' �.
s ,,,
, , , , .
. , :.
C J
O
E
Ct
O
Cti O
!--40
C/)
^ , (z
Q)
bl) Cl.)
0 •-
7r
Oczs ocn
71.1 , , ••
Q.) et CCI
.. � �,
I) ? cZt °�
wC° A < a 0
t:. �.- 'tial,
-
y Eg
+ M B
E ,
- ., ,* ,
:� Iiir 1.
.42,t._‘,
r
a k gyp '
•
4� •
I ( I l J
j T -'
k. .,41-,_--
I.
�,y �'
n , k . . 7 �1ZI �' r ,fib
nom/ 'r' ,7:',.„-,,,a ti„:t.,,,. A 'ilk S °,-,?A
•
...it'd,
. . , . L
0
1Ct
�
C 'T'
T
10
rY'1 ,4 0
rr--1
a)
O
N ¢' C
'17r1 7j
Ln .c, o
co
tin
•• u • u
flid�: — 'CJ ��-
Co .� 0 (1)
, .. .
. • I v ,1
— •
ig• ..
,_,„I i
4 .
. 4. MIIIINIMI -
,:...rdk , 1,4;1,,,,:,f--,•• t.. --„..I . .;•.:
,i..-• .
. ..... -N.
iMilM70 ' '"....,- r•
'''•e -'''%! .t•':i1,.,';,ii
''' ••
...' .
' Prfr ' '',1116 •
1,.,..
... ., .,,
. 3-.., .
-.'... .
P
•-‘..kijr,
411=11)
... - . ....•-.°
o . . ..
• . .a- 11
I I
CIO
1.7 .'
•11....4 , .
• ,... .4,4.:
: ''•.4''..'
Ili \ • , '
i'- ;•- , . .
0
4 •
I I
! , ,
0 .it,;;; I i ."*. • •'•• i;•Au= `- '. ,,I.,.•:,. ,.••• t. k
•, ,-1 '}.• ., :- .- .•,
v•,• • ,....• , ..• • - „. ,
,
. ,
, ..
' fir;,‘"" ' '• '
. . . ,
• r•••4
4: : k ,I.,- - .:,... • .::„,,•• : _:-.-..;,,‘, ', .
.. ..
0 , ).-,..
.i.'-•- - ...
1:24 r • •••••_
' ':'.4.'•
--t. ,-..-,e1'; '. ,., ..
.r''' .,-..,:s, ' .'...-'.'_•-4..' '‘,".,'-':--•,'.•-:7' 4,,-:', •4006'' , , . ,..,..... . ..
.. .
„y,
I,›.....) . . ,.. ,,- ''-`--:, 44- 1 ' -
, •-, ...7.,1,:. .___;k.,.,..... ..-
... . , .
.., ,.• , .
..',- -41.; •' '.. ';': '. . 1'. '. ';' .- A* ' • •
, .__ ....
'' '..' -i'.•:, .•
, ; . ..-•••• l
73 ' = ,'' '...!••::: ' •
...1 , ,..- r•
1111) ,i'' ., '(- j -. , '' ....-'. - '..... .1".-•- ';'''' -%;,,. ..,- , , ‘,,,.
$2:Li
Cf)
Ci..)
$210
Cit
0
C'4• 4 S...i
$24
C'44
.1--+
CZ;
Ci..)
N
(1) a)
> c.)
co
CNI t.L.13
cCS ;••4
-7S b
•• iD
tit
CO
;••••i
bip •• 4_, •imo.
In
Ct CO
Col)
•• P". (1.0) cA E
Cla •7-4 4.1 U
CA 1.0 •.--1 :
CL) •;..1 7i et •7-1
t.(4.1) •E:..I''' < 1.4
w• g
.ars , ...
711,
ai -'�'s a`�
�, a j :`
'� ,,,,r-.......,--,. CW r! �.;. '
•
y. y
i
r
_t� 7 � t ,,' 's *C a
\•moi. 3 # JK 4;
A. /'ti s : if''r.I
j'
4, f w r:;.
Cl)
tr d
'{ 1 yT. '4,L; _-..-:—r a Fes* r�
a J
- :::.,7.4:. ,, .----71., ,::;.,-I', . , ‘:::...•.5'. , ,,,,
„iiiriti
iir-
r.
I
lP •s b`stf yam. i. r ..
.'4� -fit`:a, ! .] _ t
•
CO
-, .rye _ l .., i
! .4 brV r 141 l; ,e 1 I
n .' = ;.ro It r't't ! -'�
s W '''T'' ,_di , per~f S :,/ , _, :
0 àP449 *44. :a -•-•k ; `s ! w:%tel ( @ �;
itCt
co
cotiN
Ct ..
.. -
0 MI ,(14
a� .. y �� N
cis� H
i {.pit 'Pi x
r L '
::‘,.‘,...•.‘ ,.:„... ...., .. , ., ..ii, .. ,, ''' , ,l '-'i..'
I
t
' L T� riH +, ;;
•�. kk. .1
k /:..... . i t.
i!
b� •' Y4 i ,
•
i
t_ 1
•
} s
i •
- -4 m
;�
kif
r ,.. .'
` ,'
,. .
r �, / ,
i ‘..,. „ v
,. „
_ . .,..
, ,,_ _,. . . ,
... •
1-0
.• ,....... . .
., ._ :..,....,,...7....'1, ,,,,,.:.:', . .4 I
/F�YI ' .. f r .•.b ` •
' �� �• 1 -11 eJi
MIAs •
Cif)J
O
r.. 4
( 1T,
T
cip
/�/1 v Q.)
W
N -
co
.. a) 3 v) o
u0. ct 4
�_, •,, •:tea
w A a
wV
y-'
:, w
��� � �,y� � I t � 'fit �N �i:
„':,.1,''.,..;,,t.1,,,,;:t-'::"i"-1- ' '''..l.:;,!:„: meal. !".,,.., . !:',.,::;'‘.:„..1'7'71,..:4. '.4 '' ....'''::: '
Icel.
.
4-4 �'�
� :
T..
„„ --11'1'.-.1. . ,. ..
. .
, 4
. .
... .
Q) i, _ y If,....
-45
'Ili:.
ry_ �y rCt5
A •
. i',y
, i! 23 L:------H
,)
111
71.1 (1.)
In CA
!DT)
O CO . .
•'r* Q)
rib"
U U 4-,-• • •c� 4-44 ct N
� rd
A ►-a �O (1.) '-d
1%-4� �w1-, °
CO
• 1.--1 - ,--i• 4-A 1pi , - . ..-
.R I
f i ,;I
Ufill
r • 1
Cv J, -..fi•t X
_.
t
l , _ ai
1� eI p
CO
C.) ,%—(
73 Q,4t4—,
COCD c'Zi
I
CO
u
� '� � � � `�' 'fir '��' cid ct ru
,t1 :-A. r ,-."1-'74s_ I *".
:,,;:i.,,..,,. 'd! "# gyp'''"' .
1 }tyam ? ,- )'' I 4 ��ra "
,, V r'',.,I,tnl, /
iF
/ ,
I.
rr � t s
•� ,,
p
YY.. 4l u.{
U .
' , 4
4L
" V\
¢k
q
E .,
A
N
O
• •
Siie CO y �� N.c Cl.) p
•- -4-"' 7i
U, w 'Z
4.-- ,'" ' AI. -• t , ,..-, . . / *.•I'
• ,,,
.... . .. .. .
- .., f 4 • '
. .. .
'.. ,
I..l
. .
:A' • :.
. ,
_. ' • .: , 'i
qiiiim.1, F • -.. .... •,,
S.,, •'
it 45,, . 2-•..'.„- '•'.-..,,;-'111‘11-1'' .. '''.re:.I:I.';'''''
- ..
,1 er ..s ,;' '7 • 1.0,yi,,,,,,,Al. ' a:1r
.. --14 . -
. . ,
,4...-;;;; - Ild loin
--- - r . ' - '
.i,.... '.2'. ••' - ...'....J
-,.-... , •li
N
., ..... ,........ i , ,. .- . .
Ifrisr,'.
, i
..it.,...,. . ., ;.,4.-e.„...,t,.. i
..... ..-...,,,4A1 ,. ---:,,......... .. .76.:: ,,,„.. .. ,
.„,,... ,.,...:,..... • ..... 4 t.-- a,:-''f',--:-.1 -.' ' - , •• •'.4,-,•;...- • ' 3,
.'1.'.;,..
. ..-...-1:::- -it.,,,,.;r arms' 4P-:•44167:;:.4„, ''':-!..-i'------ ;. .. , ' -',',.:.i;".r:71,..% , ,
,.:4.:,01'.; . ,•:•„7 ... .....,. , . .j.
'1i-:. • . 414Fe" , ,.....
- ...... di-' .• '.,....:Amilir ,eiP- . . d. . , . ,,,,. •
' 4 '
V.
0
_...- .
'11•11
. . •..; !.i,;:,':,'::,;;4' .: ,..S.'
,.., - . ..4.04.,*.TM
''.it - , !'!gt, I I, '' ,. •. . ,:' ... •It"ii/; --
,•.i ',,,,,,,,'-„•7..!,,,,,,:i ',
r , -
II, ,. - - •!:„.;,,...._ .:. •.. 1111=11111 ;: • ,,--*r ,, .L,
I Prt4t:',5Nitik .47'3P4V4:1,1 - Ell
, •:.-40k.--..... ,• 4..,,111-T,'":„,
.. - . r• .....-:. t+ t, Likv•-: ;,, ',.-..- - ',..,:"
. ,
CO
.' t` " C‘ r• , -to ..i•-:.,. .,.--• • ::,,V )
t ,
7::$ Alt• ...,_ -. i • 1:-.% :'::"•,..:';'.'1%
•,, , ..4 , ,-•'-'. 44
•
. ;S1101.•' 1 /
: 1
0 / •
:%, . P . • - ' 1 4..ii
. , !
7164 ,
C)
tr)
CIC1j
11)
ti'.0 0 MI •I*
0 Ct 'I. 4 •• 11.
Cd11 ''1 .e Q.) till) tit +.16
....m. U
•1--.1 tc1,3 • • CO •r-.1 •l'•• •V.li 11
CA U 1-1 PO PO ICI
U •-ci Ct Ct .-1 Ct et 4•4
•:47.44
a...) ••—• .,_
• •
Cie U \-I Cd ki) "ICI It3 0
Cd41--J 1.-••1 0
4-.) ••••IK__, -.16
Clue CO CO •••1 0 0
;•-•4 et et 0
4i 7-0 Z 1m4 1m4
6 tb L tsr 7 r
r4 +1.k 4
1
,e..
api
j o
7 • b —
t.:1`. 'r t M: iM.1r•--,
it• ,,
�•"� D • r iJ.�
34.J` a 1 v \\ "T .
r� - ,',.;',-.,k'' I �' •
. 4r 4 /r
.# .
.,At.,. 1.
lei .07•4 _1- ..' '•
acs , 4. v
I
• G Tri. ir;"
,,,,,,,',1',.'„,,!,,,,:,.:;.. .:;.;‘,..:.' -1...';:,,.'',. .,v.': •..*.'; ' 1,
•
yp� _ .. °\� i.A.,�,.1 �'�i/ V_;1,-,p .
•
r
• cl r •
1 r,� ,,, ti ��+�Yi. • A.
c......41
r
O O Cd
4. 0
(N 77J IV
44
• 0
OY7i •• u
tti.�.e c� 0
• .. •� MI .
• 1111
� Cid Cid
CL) N i s O Cl.) O�
r,
if .
NI - ,
1 — - _
r r . . . i,4 •.. _ ,
.: i ,..:40
• . , . .. ,�
. .„..,
. - ,,.. 1,
, ......- ,____
, . . •_. _
...
. . , , .
t
v
. . . ...
' ... _
ill '- -
. .
. ,
. ,
. _ .. .. ,s,
1
. . . .
. ... . '2 f
t
I
OP—trr
13*F—+pW'+r.r.,ifth. ...a' .. 't '- - _ ".yam; .-••
#1
y� ,P
:
i
t
a C>, z
4 _..�
•
• o
#2
kaki _74,;.,; • .),),-: . . • , c•••• -• -‘..-4,.. .
„. .. ..
. , .. s. .. ., . .4 .., .
4.. ... . ...l.„,ii,, ...
. . 4
,,,,
.A., 44.•. ,„ 4,4 ..•_,,..,%..4
•,,K -- - r.!....-- ,41.4, 1... .:... . ...,..- , .......-
.•
•, •. '4 \ t.7 rfr.
, ........ .
. ,.
° 1.• 4 • .4, \11,1 '
. •••
, • , , '
,
,,
- , „,. „.
, -
., .„ ,. 4'-'- . .;`''' 1,. ' , !I , . ,•.*.mip., .
- A
. .
1 Ile, 1
4.r 4 OW
..... ,, ..... ', .4'
. ..,
• -
•
...1
...,...
..
i
.--
--...
....__---
.
,
...: . .." '
#3
' .
MO
....,
ei, , .•
_.
-...,
\
, 11,
I
• -,
slim ......=
i tiVall Illtu 411 t4if:Tf,
\it 1,11"11-r 7774:;;:-•
. .-.-...-F- -r'' • 4.,,^.',z . ,..
. / -'•
. . .
. , --.-.-.....34
\4.1011141111111111.11.
#4
111111 ..
......„....„ -.4„,, ili , ... -.,„
.--„,......________,Amo 1 it
vrvi. rat
}
R � y
001
#5
r , IF
-•v.;t13,-,-''''.-,' V.'''' '01,„,.- '4". -- ' 4 Ir - .7---1,ii•Ne-it'; -f•.,. .
,,, ,....., .41,.... Al• .;6.1...
1C,..
,, , , ....,,1„, _ ,• ; 45...• • *0
g. 4 • , • ". -JP- , • .74,+k-fo , ;
, .: t/
14,4440
;,.
." '
74 :'i''5.*t.7+41.1.; ,:i''“1'.,. r. ,' ,. '• 4 ,I''' .,' :Iff4 . ,
1
.... :
... 4....,: --i. . ... v. .4., ,......!, t 1 f .. ..e,..j.. : 4..,ii......- . 41 • .., .t.4040,,,.. t ,: ," • ,
. ,,, 4 .,.,' i4. • 7 '. .;•''' • S
-..„,G 4.- ,Zii•07 •.- ••
,• --.. . _ ,(14, j, .4 ' t,„.....,,,,,_.....046..,440-401!ilmilw ••• ''.0117. '• II:d.1. .r0 T.41...111" . '111.
'
• •Ii',,, ','"' er.,-41 ",. ' . , ",,,. "At•le ' . . ' „.\. ,.. ....a.oc. aa 411''..' . ,
' -
.'' .
i' • .-0..- --e• t A • -
.
1,s'.0t0- '.• '''' '.., ' -i.e. , • .
. . .... ,
• .. •
• .-
-.,
.' vs.„
-1. ..;,..... ' '-.4 i
-
. •
t
_
a -,.
..
.
, .. •
•••,.' . .. ; 1. ...t...,T: . 1'-..,, ... ...1. ..N. • , _---,-- Ir.
,1041 ? ' ' ! , _
‘ /41 f: ' ' .r 'll
.2.. . ' 6,•‘, ' 'eV V '
.
: - --l '' • '4•"Slii,';' ' • '' \
`...\
. .,
PI
„ ' 1 ,
,..
i I "....— ''' ' \ 1
ii .1111.111111
---;."........v—
I N.'
' I_......
_ —
II '
i 1 1
, 1 I
. ,
imunows•P"-- -- - •
,..„ -....._
..,.
-....
• -i.,-;,1,„' '
#6
i
..a
, yr
�� #�w� 1 Pt
t
10"1t', a �}, YL
7�
F
' E,*, i ,i.,, ill
/ r
.: , ,......?„.,,,,,..''"b. .,,,,,..<:: \ 1 , 4 g
s 414 6,...:^•,,,, , '.. ' . t,idtt-,.„,,. ,i A) :0 14400:,,,'
PP
�...
_
F w
r- .,,.4111.
— x
440006800' w' i.
'
#7
E H RATBPE No.F-726
IBM No 10092300
ENGINEERING THE FUTURE
SINCE 1936
September 17,2020
Mr.Reid Wilson
Wilson Cribbs+ Goren
2500 Fannin Street
Houston,Texas 77002
Re: 6318 Rutgers Avenue and 3301 University Boulevard
City of West University Place
Driveway,Sidewalk,and Street Conflict with Fence for 3301 University Drive
EHRA Project No.201-069-00
Dear Mr.Wilson:
Per your request,I have inspected the two(2)properties referenced above on September 12,2020,with
regard to the existing driveways at 6318 Rutgers and 3301 University and the new fence at 3301 University
which is located between the two (2)driveways. The two (2) parallel driveways both intersect Rutgers
with the rear property line for 3301 University also being the side property line for 6318 Rutgers. I
inspected the sites from several angles to consider the impact from the presence of the 3301 University
fence. The solid wood fence has been constructed along the rear property line and extends almost to the
edge of the public sidewalk along Rutgers. The 6318 Rutgers driveway and the 3301 University driveways
are typical residential driveways in standard locations connecting the street to a residential garage. The
edge of the 6318 Rutgers driveway is set back approximately 6'from the side property line and fence. The
edge of the 3301 University driveway is set back approximately 5'from the rear property line and fence.
You have asked my opinion,as an experienced Land Planner,regarding the impact on the operation of the
6318 Rutgers driveway,the 3301 University driveway,and the Rutgers Avenue sidewalk from the existence
of the 3301 University fence.
I am familiar with proper land planning,including the interaction of private drives,sidewalks,and visual
impediments. Beyond my educational credentials,I have advised various governmental bodies on a broad
array of land planning issues relating to vehicular and pedestrian circulation and safety. For nearly 20
years,I have been the Land Planner for the City of Southside Place,Texas,which is very similar to the
City of West University Place,where these properties are located. Currently,I am also working on new
residential subdivision design standards for Harris County.
EHRA Engineering J 10011 Meadowglen lane J Houston,Texas 77042 I t 713.784.4500 I 1713.784A577
EHRAInc
Mr. Reid Wilson
Wilson Cribbs + Goren
Page 2
To further inform my decision,I have reviewed the Comprehensive Plan for the City of West University
Place. The following provisions are relevant:
• The City is committed to being a safe community.
• The City's senior population is increasing with a higher percentage than all of Harris County.
• The City seeks to"...encourage the separation of pedestrian and vehicular traffic in the
existing roadway system and safe walking and biking practices."
• The City is committed to providing and maintaining a"...pedestrian-friendly environment."
It is my opinion that the existing conditions are unsafe and create a clear nuisance. The danger is twofold:
1) to all users of both driveways,and 2) to the public traveling on both the Rutgers Avenue street and its
westside sidewalk. Due to the fence,any vehicular driver backing out of either driveway cannot see a
pedestrian,child's stroller,or leashed pet traveling on the sidewalk until after the vehicle has encroached
into the sidewalk. Because the driver exiting the 6318 Rutgers driveway cannot see around the fence,he
or she may also run into a vehicle traveling southbound on Rutgers. Because the driver exiting the 3301
University driveway cannot see around the fence,he or she may run into a vehicle traveling northbound
on Rutgers. The public is at even greater risk,as pedestrians and vehicles traveling either direction are
endangered due to the lack of appropriate sight lines. The issue here is similar to a street intersection
where vegetation or structures can block driver and pedestrian views at a corner. The lack of adequate
visibility impairs safety.
Sincerely,
ief7t
Peter Boecher,CRE,AICP
Senior Planner
PB/sf
EHRA
EHRA Engineering 1 10011 Meadowglen Lane 1 Houston,Texas 770421 t 713.784.4500 1 1713.784.4577 ENGINEERING THE FUTURE
SINCE 1936