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HomeMy WebLinkAbout03112021 ZPC Agenda Item 5 Page 1 of 6 City of West University Place Zoning and Planning Commission Meeting DATE: March 11, 2021 Agenda Topic: Discussion on matters related to setbacks and fencing on street-side yards that are adjacent to front yards. SUMMARY: The City Council has requested the Zoning and Planning Commission(ZPC)to re- examine street-side yard setbacks and fencing locations when adjacent to a residential front yard. UPDATES FROM CITY COUNCIL MEETING 02/22/2021: The City Council was provided an update on the residential street-side yards adjacent to front yards. During this update, clarifications were requested by City Council on the following items: 1. Modifying fence materials: The City Council wanted clarification regarding the ZPC's discussion on fence materials at the property line.There was some input on providing more visibility between fences on side-yard fences next to front fences. This seems to have the most interest, and perhaps regulating hedge heights for fences. 2. Garage setback for street-side yards: A councilmember advised the ZPC to examine street-side setbacks and garage setbacks in the single-family residential districts. A garage door facing the street-side line is prohibited unless the garage door is setback ten(10')feet, and there is seven (7') feet from the property line that is open area. Consideration creating a sliding scale for larger lot homes for setbacks with garages. Excerpt: Table 7-a: Garage Space—Street-side facing only Garage doors Maneuvering area See Article 10 or openings Door or opening facing Prohibited unless: (i) (May affect eligibility street-side line the garage door is set as QMDS. See back ten (10') feet or definitions in Article more from the street- side line, and (ii) there is only open area above the driveway for at least seven (7') feet inward from the street-side line, and (iii) any structure above the driveway (and within ten (10') feet of the street-side line) must be cantilevered or suspended from the building (no special posts or vertical supports being allowed). Page 2 of 6 City of West University Place Zoning and Planning Commission Meeting 3. New homes adjacent to existing residential homes: There is some concern that new homes are able to have a reduced street-side setback compared to adjacent homes. It was recommended that rod-iron fencing be considered to reduce the conflict between side yards and adjacent front yards. 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 <r, i Front Yard . _ - It.,_ s -/P. E ,, 1, T jrr,,,, , Stre Yard , ' _.. . hj. ' . ; 4 r .1 _. ---...;:, 411 - . .x �_ 1 Rear Fitly,' - 4 Al l• +. _ ..'4. . . _ V w . 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 3 of 6 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 for 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 Page 4 of 6 City of West University Place Zoning and Planning Commission Meeting setback,when 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-in to home or garage. i. Require the fence to tie-in to 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(5')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 regarding fences have to abide by the visibility triangle,which provides a level of safety for driveways within the City. This visibility triangle size is evaluated based on the speed of the residential street and has been thoroughly vetted by the City Engineer. If the ZPC proposes any changes to the street-side fencing regulations, consideration must be given for security fences for side-loaded garages. Additionally, it is suggested that a minimum setback be considered or permit fifty (50%)percent visibly open fences at the property line. 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. Side yard Adjacent to front yard survey. Page 5 of 6 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 4 Fence Section oi III lfr .'h5 1 ru I I I,' �....1 mi Support I Less than 50%opaque 50%opaque More than 50% opaque 3ft clearance `1 `4W 1 I f 4- w 1 l Y'Nt4 -111411,P, 4 K., .� ;yV i YG lit j,(' A.'it fi t - �, 'y 4. .� e i .;, E i 1 .!. 4 . i � rt if x. I "�l I !. a ii... L t I I 1 `zrf `E t r x, v 1ks1 4 Fy 4, * }� r T .7` r+i'k 15 J -.• (J 1fi � .4 m` '04,,,,,s-,..:40k,, •`" .,*,340,,.. fir. _,1,. ..i, ,°�. �'*? p,t3 .rr Page 6 of 6 City of West University Place Zoning and Planning Commission Meeting 5ft clearance a` �M TN x i.tt ?� T �4'Vie, 3f� a �> ` i. 4 _ __- ill ^ f , , I tl 11 , h le i 3 1 Table 7-6. Projections Schedule: Type Of Structure Maximum Allowed Projectidn(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. 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