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Zoning & Planning Commission
City of West University Place, Texas
3800 University Boulevard
West University Place, Texas, 77005
November 10 , 2022
Honorable Mayor &
Members of the City Council
City of West University Place
3800 University Boulevard
Houston, Texas 77005
Subject: Preliminary report on the current zoning
ordinance of the City of West University Place,
Texas ("City") relating to the 3/7 Exception for
narrow lots.
To the Honorable Mayor & Members of City Council :
The Zoning and Planning Commission of the City submits this,
its preliminary report, having proposed modifications to the
Zoning Ordinance for the 3/7 Exception which applies to narrow
lots .
Existing Ordinance provisions for the 3/7 Exception.
The zoning ordinance defines side yards as the part of a
building site included in the required yard (or setback area)
measured from any side property line . For SF building sites
located in the SF-1, SF-2, or SF-3 zoning districts, the zoning
ordinance requires interior side yards and street side yards
to be greater than 10% of the building site width or 5 feet.
For narrow lots (lots measuring less than 55 feet in width) ,
the 3/7 Exception may be applied, which permits such building
sites to designate alternate side setback areas in a form
approved by the administrative official and meeting certain
criteria enumerated in Note 2, Table 7-2 : Yards (or
`setbacks' ) .
Analysis . In pursuit of investigating the merits of the
continued existence of the narrow site "3/7" exception, the
Zoning and Planning Commission has proposed modifications to
the zoning ordinance. The proposed modifications add greater
clarity to the existing exception verbiage and add further
requirements for building sites to be eligible for the
exception. Principally, an additional restriction was added
to the exception requiring proposed garages to be located in
the rear yard, as this was determined to be the intent of the
Zoning & Planning Commission when the exception was originally
created. To offset this additional restriction, a special
exception process was created for building sites desiring
alternate side setback areas while locating a garage outside
the rear yard.
Recommendation. Based on the review given by the Zoning
and Planning Commission regarding the 3/7 Exception, it has
been recommended that changes be made to the Zoning Ordinance
at this time. This review concluded that the narrow site "3/7"
exception continues to provide a beneficial utility to the
City, but existing provisions in the Zoning Ordinance need to
be updated to ensure that the verbiage of the exception is in
line with the intent of the Zoning & Planning Commission.
The Vote. The vote on approval of this report was as as
follows :
Respectfully Submitted:
ZONING AND PLANNING COMMISSION OP THE
CITY OF WEST UNIVERSITY PLACE, TEXAS
Chair, Zoning and Planning Commission
Existing Provisions within the Zoning Ordinance for the 3/7 Exception
Sec. 7-101. — Regulations, tables, etc. - Table 7-2: Yards (or `setbacks')
Note 2. Narrow Site "3/7" Exception. Alternate side yard areas apply to a building
site meeting all four of the following criteria: (A) The building site is less
than 55 feet wide. (B) The use is single-family (detached) use. (C) Outside the
rear yard, no main wall surface of any building is closer than 10 feet to any
main wall surface of a "prior building" on another building site (unless there
are "prior buildings" on both sides, each within seven feet of the property line,
in which case the minimum separation from a "prior building" is eight feet) . A
"prior building" is a building in existence, under construction or covered by a
current building permit when a building permit is issued for the subsequent
building. (D) The owner has designated alternate side setback areas in a form
approved by the administrative official and in accordance with all of the
following criteria: (1) Minimum setback, interior: 3 feet. (2) Minimum setback,
street side: 5 feet. (3) Minimum setbacks, both sides combined: greater of 10
feet or 20% of the building site width. (4) On each side, the setback is uniform
in width along its entire length. See Table 7-5a regarding "alternating driveway"
rule.
Amended Provisions within the Zoning Ordinance for the 3/7 Exception
Sec. 7-101 . - Regulations, tables, etc. - Table 7-2 : Yards (or `setbacks')
Note 2. Narrow Site "3/7" Exception. Alternate side yard areas apply to a building
site meeting all five of the following criteria:
A. The building site is less than 55 feet in width and no more than 6, 000 square
feet in area.
B. The use is single-family (detached) use.
C. Outside the rear yard, no main wall surface of any building is closer than
10 feet to any main wall surface of a `prior building' on an adjacent building
site. A `prior building' is a principal building in existence, under
construction or covered by a current building permit when a building permit
is issued for a subsequent building. A `subsequent building' is a principal
building that was permitted for construction after an adjacent prior building
was permitted, and that is located on a building site that has a common side
property line with the adjacent prior building.
1) Exception: If there are prior buildings on both sides of a subsequent
building, each within 7 feet of the common side property lines, the
minimum separation between main wall surfaces is 8 feet.
D. The owner has designated alternate side setback areas in a form approved by
the administrative official and in accordance with all of the following
criteria:
1) Minimum setback, interior: 3 feet.
2) Minimum setback, street side: 5 feet.
3) Minimum setbacks, both sides combined: greater of 10 feet or 20% of the
building site width.
4) On each side, the setback is uniform in width along its entire length.
See Table 7-5a regarding "alternating driveway" rule.
E. The proposed garage shall be located in the rear yard. The ZBA may issue or
modify a special exception to locate the proposed garage outside the rear
yard if all the following criteria are met. The special exception criteria
conferred by Section 11-102 (b) shall not be utilized when determining whether
this special exception should be granted. The scope of the decision shall be
limited to criteria enumerated below:
1) Locating the proposed garage outside the rear yard will not unduly alter
the character of the immediate neighborhood and;
2) The location will not restrict access to the principal or neighboring
properties for fire or life rescue and;
3) The proposed special exception will not cause any significant increase
in on-street parking, will not cause any substantial traffic congestion,
will not cause any substantial increase in traffic or an unreasonable
burden upon utility systems or upon any other public facility or public
service and;
4) A Protected Tree (s) that would otherwise be removed due to a garage
being constructed in the rear yard would be preserved and;
5) The submission of an approved Tree Disposition Plan and Tree Survey by
the City's Urban Forester.
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