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Home My WebLink About03112021 ZPC Agenda Item 4 Page 1 of 6 City of West University Place Zoning and Planning Commission Meeting DATE: March 11, 2021 Agenda Topic: Pervious coverage/materials and open area. Approve a final report on matters related to square footage, open areas, pervious and impervious coverages, and materials for residential properties. SUMMARY: The City Council and the Zoning and Planning Commission (ZPC) held a public hearing regarding the pervious coverage, open areas, and associated materials for residential properties. During the February 22, 2021 ZPC public hearing, the following items were brought up for discussion: Permeable materials in front yards: The previous redline did not have a limit of permeable materials, such as permeable pavers, artificial turf, or gravel in the front yard. The current redline has added a limitation that permeable pavement or pavement can be a maximum of 50% of the front yard. The goal of this modification is to ensure that one hundred(100%)percent of the front yard is not paved. Permeable pavement encouragement: The goal of this modification is to encourage more permeable materials and higher-quality materials to be utilized for pavement. This encouragement is found with a decrease in the amount of impervious area with this amendment; at forty(40%)percent required permeable area,compared to the current ordinance requirement of twenty-four(24%)percent. Exhibit A: Definition of Pervious Area and Pervious Pavement—Zoning Ordinance. Pervious area. An area which: (1) is natural ground or landscaped area that receives rainwater and allows it to pass through or be absorbed, thus preventing excess water flow away from the area, or (2) is specifically designated as pervious area in the Projections Schedule. Pervious pavement includes both: (1) specially-manufactured pavement blocks or grids that have holes filled with pervious material, and (2) stones, bricks or pavers laid with intervening gaps filled with pervious materials. Pervious pavement must have a pervious base. CURRENT PERVIOUS REQUIREMENTS: The City requires a minimum of twenty-four (24%) percent pervious area within a single-family residential lot. The front yard of homes must have at least fifty(50%)percent pervious coverage. SURVEY OF RECENT SINGLE-FAMILY HOMES: The City of West University Place 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). As requested, at the October 6, 2020 ZPC Meeting, an additional survey was conducted to add an additional twenty (20)homes to the survey. At the December 10,2020 meeting, it was requested that at least five(5) more existing homes to be added to this survey for pervious areas. This information was added to Page 2 of 6 City of West University Place Zoning and Planning Commission Meeting Table 1. Table 1: Recent single-family residences pervious coverage Address Lot Lot Pervious Impervious Detached Dim. sq/ft area% Area% 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 Existing single-family homes-Sample Address Lot Lot Pervious Impervious Detached Dim. sq/ft area% Area% Garage 3103 Amherst - 6,250 41.6 58.4 - 2812 Rice - 5,300 55.8 44.2 - 3110 Plumb - 7,343 46.2 53.8 - 3111 Plumb - 5,000 42.7 57.3 Yes 2812 Tangley - 5,985 40.3 59.7 Yes 2822 Nottingham - 5,985 40.8 59.2 - 4229 Southwestern - 6,550 45.8 54.2 - 3720 Tangley - 7,440 34.4 65.6 - 3705 Plumb - 8,113 29.7 70.3 - 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 twenty-four (24%) percent pervious, whereas the comparable R-4 District allows for forty(40%)percent pervious. For New Building Sites,the most comparable City standards are found with Bellaire's R-3 and Hilshire Villages R-3 Districts. (See Table 2 and Table 3). Page 3 of 6 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 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. Page 4 of 6 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% Pervious 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." Note 4. Pavement. The ZBA administrative official may ' •. - • Page 5 of 6 City of West University Place Zoning and Planning Commission Meeting approve other pavement designs and allev&ethef materials if it finds that the pavement designs and materials will provide equal or better durability and satisfy the requirements of pervious pavement related to water runoff. OPEN AREA: When discussing pervious areas, it is also a good practice to bring out open area requirements for residential homes. The ZPC could decide to increase the pervious coverage requirement to forty (40%) percent of the building site. This modification would mean that the open area and previous coverage requires would be equal. For the most part, any covered area would also be considered impervious. According to the survey, conducted by the City, of recent homes,the average open area provided is fifty-eight(58%)percent. The proposed redline has been attached, which shows fifty (50%) percent open area requirement for new single-family homes, and a forty(40%)percent pervious coverage. Exhibit A: Open Area Definition and Table 7-3 Excerpt Open Area — Area unoccupied by any structure and open and unobstructed to the sky, except by natural plants or trees, and except for projections specifically permitted by the Projections Schedule, to the extent therein provided. Table 7.3.Open&Pervines „ene.a,,, _:e,y baaa.ng sae m,.a•,aye the�.nmm oce^ana oe^,.omar a ear mown,tly aa-.so n t,:ao,e..,..,, T a,•the rwe does not avv; Es ecr _ _ <:c>> Meas SCM_aealp•plannEO Ce.enp^entdi�^cts(_':Seepeca rle<^ote]^.ao.e3)See Ne Vro�eaens Scneo.,e'oJeta a___,calt'a[^gcoe^ane pe^.o.,sa-e:_ .tem measurement gF1 I SF2 SF3 TM GR-t GR-T C '" Vy Frcn[yard min,mum Wk. ♦... roa percentage. Rear yartl,minimum 6(IA[.See lute i l,A `.'P -. percentage.See Mete Ent re be Id ng site. 40At --_ 25Ar 250 t50 percentage. RECOMMENDATION: The pervious requirement is important for setting limitations for pavement and building coverage on a residential lot. This pervious coverage collectively, with all single-family residences, increases the runoff of rainwater the community. Staff recommends considering to increase the amount of pervious coverage to thirty-five(35%)percent or forty(40%) percent 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 a majority of porches, pool decking, and single-family Page 6 of 6 City of West University Place Zoning and Planning Commission Meeting 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 significant number of legal, 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. Ordinance and redline of proposed changes to the Zoning Ordinance. 2. Power-point presentation Page 1 of 6 City of West University Place Zoning and Planning Commission Meeting DATE: March 11, 2021 Agenda Topic: Pervious coverage/materials and open area. Approve a final report on matters related to square footage, open areas, pervious and impervious coverages, and materials for residential properties. SUMMARY: The City Council and the Zoning and Planning Commission (ZPC) held a public hearing regarding the previous coverage, open areas, and associated materials for residential properties. During this public hearing the following items were brought up for discussion at the March 11, 2021 ZPC; Permeable materials in front yards: The previous redline did not have a limit of permeable materials, such as permeable pavers, artificial turf or gravel in the front yard. The current redline has added a limitation that permeable pavement or pavement can be a maximum of 50% of the front yard. The goal of this modification is to ensure that 100% of the front yard is not paved. Permeable pavement encouragement: The goal of these modification is to encourage more permeable materials and to encourage higher quality materials utilized for pavement. This encouragement is found with a decrease in amount of impervious area with this amendment, at 40%required permeable area compared to the current ordinance requirement of 24%. Exhibit A: Definition of Pervious and Pervious Area—Zoning Ordinance. Pervious area. An area which: (1) is natural ground or landscaped area that receives rainwater and allows it to pass through or be absorbed, thus preventing excess water flow away from the area, or (2) is specifically designated as pervious area in the Projections Schedule. Pervious pavement includes both: (1) specially-manufactured pavement blocks or grids that have holes filled with pervious material, and (2) stones, bricks or pavers laid with intervening gaps filled with pervious materials. Pervious pavement must have a pervious base. 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. 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). As requested at the October 6, 2020 ZPC Meeting, an additional survey was conducted to add an additional twenty (20)homes to the survey. At the December 10, 2020 Meeting it was requested that at least five(5) more existing homes to be added to this survey for pervious areas. This information was added to table 1. Page 2 of 6 City of West University Place Zoning and Planning Commission Meeting Table 1: Recent single-family residences pervious coverage Address Lot Lot Pervious Impervious Detached Dim. sq/ft area% Area% 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 Existing single-family homes-Sample Address Lot Lot Pervious Impervious Detached Dim. sq/ft area% Area% Garage 3103 Amherst - 6,250 41.6 58.4 - 2812 Rice - 5,300 55.8 44.2 - 3110 Plumb - 7,343 46.2 53.8 - 3111 Plumb - 5,000 42.7 57.3 Yes 2812 Tangley - 5,985 40.3 59.7 Yes 2822 Nottingham - 5,985 40.8 59.2 - 4229 Southwestern - 6,550 45.8 54.2 - 3720 Tangley - 7,440 34.4 65.6 - 3705 Plumb - 8,113 29.7 70.3 - 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 Villages R-3 Districts. (See Table 2 and Table 3). Page 3 of 6 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 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. Table 3: Lot Coverage Survey—Detached Residential Districts Maximum Lot Coverage —111 Minimum Maximum Pervious Impervious Maximum Forward Behind Building of Building Building Ground Total Pervious Swimming Pool Line Line Coverage Required Determination Page 4 of 6 City of West University Place Zoning and Planning Commission Meeting 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% Pervious 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." Note 4. Pavement. The ZBA administrative official may - . - - . . approve other pavement designs and a' er materials if it finds that the pavement designs and materials will provide equal or better durability and satisfy the requirements of pervious pavement related to water runoff. OPEN AREA: When discussing pervious areas, it is also a good practice to bring out open area requirements for residential homes. The ZPC could decide to increase the pervious coverage requirement to 40% of the building site, this modification would mean that the open area and previous coverage requires would be equal. For the most part, any covered area would also be Page 5 of 6 City of West University Place Zoning and Planning Commission Meeting considered impervious. According to the survey conducted by the City of recent homes, the average open area provided is 58%. The proposed redline has been attached, which shows 50% open area requirement for new single-family homes, and a 40%pervious coverage. Exhibit A: Open Area Definition and Table 7-3 Excerpt Open area. Area unoccupied by any structure and open and unobstructed to the sky, except by natural plants or trees, and except for projections specifically permitted by the Projections Schedule, to the extent therein provided. Table)-3:Open&Pervious Genera/R::/e.E:efl 0,/ding roe must nave the minimum open and pe-nous awear shown.oy Jistw tt n tra cable."c/A'mean,the rule does no,app./',En;ept/one,Speoa/RaiPS'1't Ree POO Areas ScheOues'or planne0 0eve opment d15Lncts.1-'1 See spec a'rules^ote0 :a b'e.13)See the projeon ScheOu'e dor dela:s about calculat ng open ano pervwu5 areas. '.tem Ateasu'en•.ent r5=n 'ill �r j' '✓ tt 't � � 4` W. T.:r .r.{4 u''z4'3,M,'a .'� °Rea a Front ydrC nramt,m Roe,. .0 40,, N/A percentage. Rear ye a minimum 600.SPP Npte l 5'A. "..A Not percentage.See t/ore Entire buJo ng ste. 400 25cr 25* t59t Inn TUT percentage. RECOMMENDATION: Provide a final report for City Council for adoption of the proposed amendment to the Zoning Ordinance for open area and pervious coverages. 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 a 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 significant of legal-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. Page 6 of 6 City of West University Place Zoning and Planning Commission Meeting Attachments: 1. Ordinance and redline of proposed changes to the Zoning Ordinance. 2. Power-point presentation City of West University Place Harris County, Texas ORDINANCE NO. XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS, AMENDING APPENDIX A, ZONING ORDINANCE,ARTICLE 7,TABLE 7-3: OPEN &PERVIOUS, TO AMEND THE MINIMUM PERVIOUS AREA FOR THE ENTIRE BUILDING SITE FROM TWENTY-FOUR TO THIRTY-FIVE PERCENT AND MINIMUM OPEN AREA FOR THE ENTIRE BUILDING SITE FROM FORTY- PERCENT TO FORTY-FIVE PERCENT FOR SINGLE-FAMILY RESIDENTIAL DISTRICTS, OF THE CODE OF ORDINANCES OF WEST UNIVERSITY PLACE, TEXAS AND CONTAINING FINDINGS AND OTHER PROVISIONS RELATING TO THE SUBJECT. WHEREAS, the City Council and the Zoning and Planning Commission ("Z&PC") of the City of West University Place, Texas ("City") have held a joint public hearing on a proposal to amend the Zoning Ordinance of the City, as last re-formatted and re-adopted by Ordinance No. 1672, adopted March 12, 2001, and as subsequently amended ("Zoning Ordinance"); and WHEREAS,the Z&PC has made a final report to the City Council with respect to such proposal, which report is attached as Exhibit B and made a part of this ordinance; and WHEREAS,the City Council has considered the report of the Z&PC as well as the City's Comprehensive Plan, and City Council formally approves and adopts the report of the Z&PC; and WHEREAS, all notices, hearings and procedures relating to amending the Zoning Ordinance, as may be required by law, the City Charter or the Zoning Ordinance, have been duly given, held and followed, and the City Council has jurisdiction to amend the Zoning Ordinance as provided herein; NOW,THEREFORE,BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS,THAT: Section 1. Appendix A, Zoning Ordinance, Article 7, Additional Regulations, Section 7- 101, Regulations, tables, etc., Table 7-3 Open & Pervious, and Table 7-5a of the Code of Ordinances of the City of West University Place, Texas is amended to read as set out in Appendix A, attached hereto. All other portions of Appendix A of the Code of Ordinances not specifically amended hereby remain in full force and effect. Section 2. All ordinances and parts of ordinances in conflict with this ordinance are repealed to the extent of the conflict only. Section 3. 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, neither the remainder of this ordinance, nor the application of such word, phrase, clause, sentence, paragraph, section or other part of this ordinance to any other persons or circumstances, shall be affected thereby. Section 4. The City Council officially finds, determines and declares that a 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 Texas Open Meetings Act, as amended, and that each 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. The City Council officially finds, determines and declares that sufficient notices of the joint public hearing were given, and the City Council ratifies, approves and confirms such notices, including the contents and the method in which they were given. Section 5. This Ordinance takes effect immediately upon its passage and adoption on second reading. PASSED, APPROVED AND ADOPTED ON FIRST READING on the day of , 2021. PASSED,APPROVED AND ADOPTED ON SECOND READING,AND SIGNED, on the day of , 2021. Attest: Signed: City Secretary (Seal) Mayor Recommended: City Manager Approved as to legal form: City Attorney APPENDIX A Section 7-101. - Regulations, tables, etc. Table 7-3: Open & General Rule: Every building site must have the minimum open Pervious and pervious areas shown, by District, in this table. ("N/A" means the rule does not apply.) Exceptions/Special Rules: (1) See PDD Schedules for planned development districts. (2) See special rules Areas noted in table. (3) See the Projections Schedule for details about calculating open and pervious areas. Item Measurement SF-1 SF-2 SF-3 TH GR-1 GR-2 C TCC Open Front yard, 60%. N/A 40% N/A area minimum percentage. Rear yard, 60%. See Note 1. N/A N/A N/A minimum percentage. See Note 6. Entire building 450% 25% 25% 15% site, minimum percentage. Pervious Front yard, 50% See Note 7. 50% See 50% See N/A area minimum Note 2. Note 2. percentage Entire building 3524% 15% 15% 15% 10% site, minimum percentage. Landscaping Required, except for SFD uses on building sites with 5,000 sq. ft. strips or more. See Notes 3 and 5. Qualified trees For SFD uses on building sites with 5,000 sq. ft. or more, 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 pavement vehicular areas, and part of it may count as pervious area. See Note 4. Parking areas, Each parking area containing 21 or more parking spaces N/A interior must contain interior pervious areas in "island" or "peninsula" configurations aggregating in area at least two square feet for each parking space. Note 1. Rear Yard Adjacent to Non-SF.The ZBA may issue a special exception to reduce the requirement for open area in a rear yard in a SF District to not less than 40%,if the rear yard abuts a non-SF District. Note 2.Pervious Area in QMDS. Front yard minimum pervious area requirement in a QMDS is 40%.,or 30%for a front yard in a QMDS"low-impact motor court." Note 3.Landscaping Strips.Vegetated pervious areas required as follows: (a)minimum five feet wide adjacent to each street area (or 3.5 ft. if located in front of a fence or wall at least 3.5 feet high),and(b)minimum 18 inches wide to separate each paved vehicular area from a fence or subdivision or replat boundary. Exception:Strips are not required along alleys or where they must be crossed by sidewalks or driveways. Strips along street areas must have live,evergreen shrubs(maximum spacing is 3.5 ft.)and live qualified trees under Chapter 82 of the Code of Ordinances(maximum spacing is 20 ft.).The administrative official may approve different spacing for shrubs or trees,upon a showing that(i)the spacing is allowed by standard urban forestry criteria for the particular species and location and(ii)the spacing will comply with Chapter 82.The ZBA may issue a special exception to allow a landscaping strip to be located in whole or in part within a street area, if the ZBA finds that the particular landscaping will, in all probability, be allowed to remain intact for at least 50 years and that it can be maintained and will function as well as a strip located completely on private property. Table 7-3, cont. 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 Rules: (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- PDD- PDD- PDD- PDD- PDD- PDD- PDD- SF1 SF2 TH1 TH2 TH4 TH5 TH7 Cl Open Front yard, 60%. N/A N/A area minimum percentage. Rear yard, 60%. See Note N/A N/A minimum 1. percentage. See Note 6. Entire building 450% 25% N/A site, minimum percentage. Pervious Front yard, 50% See Note 50% See Note 2. N/A area minimum 7. percentage Entire building 3524% 15% N/A site, minimum percentage Landscaping Required, except for SFD uses on building sites with 5,000 sq. ft. strips or more. See Notes 3 and 5. Qualified trees 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 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 pavement vehicular areas, and part of it may count as pervious area. See Note 4. Parking areas, Each parking area containing 21 or more parking spaces must interior contain interior pervious areas in "island" or "peninsula" configurations aggregating in area at least two square feet for each parking space. Note 4.Pervious Pavement. In a QMDS,the area of the holes or gaps(if actually pervious)counts toward pervious area requirements(but no more than 30%out of any area with pervious pavement may count). Note 5. Visual Buffer Zone.In TCC,along the east edge of each property a landscaped buffer zone shall be established consisting of trees,shrubs,and other durable vegetation adequate to minimize the transmittal of light and provide a visual buffer between a use in TCC and adjacent SF district properties. Evergreen shrubs shall be planted to form a continuous hedge with no gaps.Shrubs shall be hardy species that will withstand freezing temperatures.The plants shall be at least 18 inches in height as measured from the surrounding soil line and shall have a maximum 18 inch width at the widest portion when planted.Shrubs shall be capable of growth to not less than 48 inches in height when measured from the surrounding soil line and shall form a continuous hedge within three annual growing seasons.Shrubs shall be maintained at a height that does not interfere with overhead utility lines.Trees planted in the buffer zone shall not interfere with overhead utility lines. Note 6. Old Stock Housing.The ZBA may issue a special exception to reduce the open area requirement in the rear yard,if the ZBA determines:(i)the reduction is reasonably necessary to preserve or protect old stock housing as it then exists or as it may be proposed to be remodeled or expanded(up to a total gross floor area,for all buildings on the site,that does not exceed the greater of 3,400 square feet or 200%of the gross floor area of all the buildings on the site when the principal building was built,before 1980);and(ii)there will be no substantial adverse impact upon nearby properties. Option A: Limitation of pavement in the front yard, with the option to prohibit artificial turf in the front yard. Note 7. Maximum Pervious Pavement and Impervious Pavement in front yards. In SF-1, SF-2, SF-3, PD-SF1, and PD-SF2 districts, the maximum total area of all pervious and impervious pavement within a required front yard is 50%. [The remaining area in the front yard must be vegetation or landscaped areas that receive rainwater and allow it to pass through or be absorbed.1 Option B: Requires 50%of the front yard to be vegetation or landscape areas. Note 7. All pervious areas in a front yard must be natural vegetation or landscape areas that receive rainwater and allows it to pass through or be absorbed. Table 7-5a: General Rule: Every building site, vehicular area and related structure must conform to the applicable regulations shown, by District, in this table. ("N/A" means the rule does not Parking, driveways, etc. apply.) Exceptions/Special Rules: (1) See special rules noted in table. (3) See Article 9 regarding Planned Development Districts. (3) See Note 7 regarding special exceptions. (4) See Article 10. Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C TCC Off-street Number, Depends on land use, layout, etc. See this Table,Table 7-4a, parking spaces location, and Article 10 (including maneuvering areas, design requirements, and parking size, design "same site" rule,yards, street areas, loading spaces,etc.). areas Other regulations apply; see, e.g. Article 10 Maneuvering See Article 10. areas Grouping or Not allowed, except in a QMDS platted parking reserve serving sharing. two or more DU's. But see Note 2. Use of Parking spaces for non-SFD uses may only be used for motor parking vehicle parking. See Note 3. areas Emergency Minimum 20 ft, via public or private street, to each principal building and accessway width. See each DU (or to an adjacent open area accessible to firefighters Note 1. and equipment). Other regulations also apply, e.g, fire code. Driveways and Minimum For SFD use: nine ft. private streets width. See Note 1. Other For non-SFD residential use: 10 feet, or 17 feet if two-way and regulations serving three or more DU's. apply; see, e.g. Article 10. Maximum For SFD use: (i) Driveway serving any single-bay garage: 12 width (in feet. (ii) Driveway in a front yard serving rear garage or side- front yard or facing garage: 12 feet. (iii) Driveway in side street area of a street area) corner site serving a side-facing garage with three or more bays: 30 feet; (iv) Any other driveway: 20 feet. For other residential uses: 24 ft. (or 35 feet if connecting to a major thoroughfare). For all other uses: 30 feet (or 35 feet if See Note 1. connecting to a major thoroughfare). Maximum For non-SFD uses: 160 feet, driving distance to the nearest length street area, measured along centerline from farthest end point. A longer driveway is allowed if there is an approved turnaround or second means of egress, or if the drive-way is platted as part of the common area in a QMDS. Route, See Note 6. N/A location Spacing For non-SFD uses: There must be at least 40 feet between the "inside" apron edges (at their narrowest points) of driveways serving the same building site. Pavement Required For SFD use: Hard-surfaced or pervious pavement required for each type required driveway and parking space;twin "ribbons" of pavement are permitted. For all other uses: Reinforced concrete,with curbs See Note 4. 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." Markings; Required For non-SFD uses: Parking spaces must be clearly marked on wheel stops. type the pavement, and wheel stops are required. See Note 12. Curb cuts Number For SFD use: Maximum one per designated building site abutting the street. For non-SFD uses: Maximum one per 50-ft. Other segment of street line. See Note 5. regulations apply; see, e.g. Article Max. width Four feet (for aprons) plus the maximum driveway width 10 and Chapter per 50-ft. allowed. Each curb cut must be confined to the part of the 70 of the Code segment of street area that directly abuts the building site(s) served. See of Ordinances. street line Note 1. Visibility Forbidden The following are forbidden on parts of a building site within a triangles structures, visibility triangle: structures, plants or other things taller than See definitions plants and 2.0 ft. or shorter than 8.0 ft. This does not require removal of in Article 2 other things trees in existence on July 1, 1992, if kept pruned. Table 7-5a, cont. General Rule: Every building site, vehicular area and related structure must conform to the applicable regulations shown, by District, in this table. ("N&A" means the rule does not apply.) Exceptions/Special Rules: (1) See special rules noted in table. (3) See Article 9 regarding Planned Development Districts. (3) See Note 7 regarding special exceptions. (4) See Article 10. Item Regulation PDD- PDD- PDD- PDD- PDD- PDD- PDD- PDD- SF1 SF2 TH1 TH2 TH4 TH5 TH7 Cl Off-street Number, Depends on land use, layout, etc. See this Table,Table 7-4a, parking spaces location, and Article 10(including maneuvering areas, design requirements, and parking size, design "same site" rule,yards, street areas, loading spaces, etc.). areas Other regulations apply; see, e.g. Article 10 Grouping or Not allowed, except in a QMDS platted parking reserve serving sharing. two or more DU's. But see Note 2. Use of Parkingspaces for non-SFD uses mayonlybe used for motor p parking vehicle parking. See Note 3. areas Maneuvering See Article 10. areas Emergency Minimum 20 ft, via public or private street, to each principal building and accessway width each DU (or to an adjacent open area accessible to firefighters See Note 1. and equipment). Other regulations also apply, e.g, fire code. Driveways and Minimum For SFD use: nine ft. private streets width Other See Note 1. For non-SFD residential use: 10 feet, or 17 feet if two-way and regulations serving three or more DU's. apply; see, e.g. Article 10. Maximum For SFD use: (i) Driveway serving any single-bay garage: 12 width (in feet. (ii) Driveway in a front yard serving rear garage or side- front yard or facing garage: 12 feet. (iii) Driveway in side street area of a street area) corner site serving a side-facing garage with three or more bays: 30 feet; (iv) Any other driveway: 20 feet. For other residential uses: 24 ft. (or 35 feet if connecting to a major thoroughfare). For all other uses: 30 feet (or 35 feet if See Note 1. connecting to a major thoroughfare). Maximum For non-SFD uses: 160 feet, driving distance to the nearest length street area, measured along centerline from farthest end point. A longer driveway is allowed if there is an approved turnaround or second means of egress, or if the driveway is platted as part of the common area in a QMDS. Route, See Note 6 N&A location Spacing For non-SFD uses: There must be at least 40 feet between the "inside" apron edges (at their narrowest points) of driveways serving the same building site. Pavement Required For SFD use: Hard-surfaced or pervious pavement required for each type required driveway and parking space;twin "ribbons" of pavement are permitted. For all other uses: Reinforced concrete, with curbs See Note 4. 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." Markings; Required For non-SFD uses: Parking spaces must be clearly marked on wheel stops. type the pavement, and wheel stops are required. See Note 12. Curb cuts Number For SFD use: Maximum one per designated building site abutting the street. For non-SFD uses: Maximum one per 50-ft. Other segment of street line. See Note 5. regulations apply; see, e.g. Article Max. width Four feet (for aprons) plus the maximum driveway width 10 and Chapter per 50-ft. allowed. Each curb cut must be confined to the part of the 70 of the Code segment of street area that directly abuts the building site(s) served. See of Ordinances. street line Note 1. Visibility Forbidden See Chapter 82 of the Code of Ordinances. triangles structures, plants and other things Note 1. Width measurement methods. Minimum driveway width refers to unobstructed vehicular access path and, for non-SFD use, pavement. Maximum driveway width refers to maximum width of pavement in a front yard or street area, excluding complying curb cut aprons. Maximum curb cut width refers to the width of the driveway plus aprons, measured at the edge of the roadway. Note 2. Grouped or shared parking.Article 10 also provides for a special exception, in certain circumstances. Note 3. 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