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Home My WebLink About01122023 ZPC Agenda Item 5 West University Place 5 . SF District Consolidation �I► TX BBG CONSULTING,INC. 5 Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas, 77005 January 12, 2023 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 consolidation of the SF-1, SF-2, and SF-3 Zoning Districts. To the Honorable Mayor & Members of City Council: The Zoning and Planning Commission (the "Commission") of the City submits this, its preliminary report, having proposed modifications to the Zoning Ordinance for the consolidation of the SF-1, SF-2, and SF-3 zoning districts into one unified Single-Family (SF) District. Existing Ordinance provisions for SF-1, SF-2, and SF-3. The current Zoning Ordinance prescribes regulations for each single-family zoning district within Article 7. - District-Specific Regulations. Section 7- 101. - Regulations, tables, etc. specifies the requirements for the following regulation categories: • Uses (Table 7-1) ; • Yards (Table 7-2) ; • Open & Pervious Areas (Table 7-3) ; • Garage Space (Table 7-4a) , Buildings (Table 7-4b) ; • Parking, Driveways, etc. (Table 7-5a) ; • Certain Structures (Table 7-5b) and; • Projections (Table 7-6) . Analysis. Currently, the regulations provided in Article 7 of the Zoning Ordinance are displayed in table format with the regulations for all zoning districts consolidated into one table for each regulation category. This can cause difficulty for end-users who are unfamiliar with the layout of the Zoning Ordinance when they are attempting to ascertain which regulations they must comply with to construct a home within the single-family zoning districts. 5.1 The primary goal of this district consolidation initiative is to separate out the regulations which apply to single-family districts to simplify and clarify the research process for end-users such as architects, builders, designers, and laypersons when attempting to ascertain which regulations and technical references apply to their building site. In pursuit of determining the merits of consolidating the SF-1, SF-2, and SF-3 zoning districts into one unified single-family district, the Commission investigated what currently existing provisions within the Zoning Ordinance differentiate each of the single-family zoning districts. After significant research, it was concluded that, barring two exceptions, all existing provisions for single family districts 1, 2, and 3 were identical. The first exception pertains to rotated corner building sites, which are defined as corner building sites in the SF-1 District which have been "rotated" from one street to the other such that it has a front street line lying along a street that is different from the street along which the front street line of the original corner lot would lie. The second exception pertains to "old building sites", which are defined in Table 5-1, Building Site Dimensions as building sites that were established prior to October 24, 1987. This table specifies alternate width, depth, and area requirements for old building sites located in the SF-2 Zoning District. To facilitate the creation of a unified SF District, the Commission recommends the creation of two overlay districts, the Rotated Corner Overlay District (the "RCOD") and the Old Building Site Overlay District (the "OBSOD") . The RCOD was created to provide regulations to maintain and protect the City' s single-family residences and neighborhoods in areas where corner lots have been divided and reoriented. The OBSOD was created to maintain and protect building sites designated prior to October 24, 1987, and to provide regulations for the re-subdivision of old building sites that do not conform to the current City building site standards of 75 feet in width, 110 feet in depth, and 8,250 square feet in area. In addition to the creation of the specified overlay districts above, the Zoning & Planning Commission recommends the subdivision of Appendix A, Article 7. - District-Specific Regulations into Articles 7A, 7B, and 7C. Article 7A, which will contain all SF District-Specific Regulations. Article 7B, which will contain all Non-SF District-Specific Regulations. Article 7C, which will contain all newly created overlay District-Specific Regulations. 5.2 Recommendation. Based on the review given by the Couuuission regarding the consolidation of the SF-1, SF-2, and SF-3 zoning districts, it has been recomaended that changes be made to the Zoning Ordinance at this time. This review concluded that to better serve the professionals and residents of the City, Article 7 of the Zoning Ordinance should be subdivided into three separate articles 7A, 7B, and 7C to improve the technical research experience for professionals, homeowners, and city staff when attempting to ascertain applicable zoning regulations in the newly unified single-family (SF) district. To ensure that the regulations pertaining to "Old Building Sites" and "Rotated Corner Building Sites" are preserved, the Commission recommends the creation of the Old Building Site Overlay District (OBSOD) and Rotated Corner Overlay District (RCOD) . Additionally, the Commission recommends the creation of a single-family (SF) district to consolidate the currently existing SF-1, SF-2, and SF-3 zoning districts. The Vote. The vote on approval of this report was as follows: Motion to approve the report was made by Wilson. Motion to approve the report was seconded by Takashima. Cutrer, Mazzu, Powell, Fisher, Howard, Takashima, and Wilson voted "aye". All members were present and there were no abstentions. Respectfully Submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS Chair, Zoning and Planning Commission 5.3 Article 3 , Section 3-100 . Districts; Purposes (Current) The City is hereby divided into the following districts, with the purposes set out below: 1) SF-1, the First Single-Family District. The purpose of this district is to provide regulations to maintain and protect the City's single-family residences and neighborhoods in an area where corner lots have been divided and reoriented. 2) SF-2, the Second Single-Family District. The purpose of this district is to provide regulations to larger building sites. 3) SF-3, the Third Single-Family District. The purpose of this District is to provide regulations to maintain and protect the City's single-family residences and neighborhoods. 4) TH, the Townhouse District. The purpose of this district is to maintain and protect the City' s single-family, attached building residential areas and to provide necessary regulations for buffering of adjacent areas with less- intensive land uses. 5) GR-1, the First General Residential District. The purpose of this district is to maintain and protect the City's duplex residential area and to provide necessary regulations for buffering of adjacent areas with less-intensive land uses. 6) GR-2, the Second General Residential District. The purpose of this district is to maintain and protect the City's general residential area and to provide necessary regulations for buffering of adjacent areas with less-intensive land uses. 7) C, the Commercial District. The purpose of this district is to provide regulations for commercial areas compatible with nearby residential areas and to provide for buffering of less-intensive land uses. 8) TCC, the Town Center Commercial District. The purpose of this district is to accommodate limited commercial uses within the established core of the Town Center area that will benefit the City's residents, while protecting nearby single-family residences and neighborhoods from incompatible activity through application of specific development standards. TCC use regulations and other requirements apply only to principal buildings and associated accessory structures constructed after the effective date of the TCC district. Other buildings in TCC are subject to the C, Commercial District, regulations that applied prior to the effective date of the TCC district. 9) PDDs, Planned Development Districts. The PDDs are illustrated on the Zoning District Map, and the purposes of each PDD are: (i) to maintain and protect that planned development area for the uses therein authorized and (ii) to provide for buffering of less-intensive uses. 5.4 Article 3, Section 3-100. Districts; Purposes (Amended) The City is hereby divided into the following districts, with the purposes set out below: 1) SF, the Single-Family Residential District. The purpose of this district is to provide regulations to maintain and protect the City's single-family residences and neighborhoods in residential areas. 2) RCOD, the Rotated Corner Overlay District. The purpose of this district is to provide regulations to maintain and protect the City's single-family residences and neighborhoods in an area where corner lots have been divided and reoriented. Formerly SF-1. 3) OBSOD, the Old Building Site Overlay District. The purpose of this district is to maintain and protect building sites designated prior to October 24, 1987, hereinafter referred to as 'old building sites', and to provide regulations for the re-subdivision of old building sites that do not conform to the current City building site standards of 75 feet in width, 110 feet in depth and 8,250 square feet in area. Formerly SF-2. 4) TH, the Townhouse District. The purpose of this district is to maintain and protect the City's single-family, attached building residential areas and to provide necessary regulations for buffering of adjacent areas with less-intensive land uses. 5) GR-1, the First General Residential District. The purpose of this district is to maintain and protect the City's duplex residential area and to provide necessary regulations for buffering of adjacent areas with less-intensive land uses. 6) GR-2, the Second General Residential District. The purpose of this district is to maintain and protect the City's general residential area and to provide necessary regulations for buffering of adjacent areas with less-intensive land uses. 7) C, the Commercial District. The purpose of this district is to provide regulations for commercial areas compatible with nearby residential areas and to provide for buffering of less-intensive land uses. 8) TCC, the Town Center Conunercial District. The purpose of this district is to accommodate limited commercial uses within the established core of the Town Center area that will benefit the City's residents, while protecting nearby single-family residences and neighborhoods from incompatible activity through application of specific development standards. TCC use regulations and other requirements apply only to principal buildings and associated accessory structures constructed after the effective date of the TCC district. Other buildings in TCC are subject to the C, Commercial District, regulations that applied prior to the effective date of the TCC district. 9) PDDs, Planned Development Districts. The PDDs are illustrated on the Zoning District Map, and the purposes of each PDD are: (i) to maintain and protect that planned development area for the uses therein authorized and (ii) to provide for buffering of less-intensive uses. 5.5 SF District-Specific Regulations - Article 7A Established • Article 7A. - SF District-Specific Regulations • Section 7A-100. - Purpose and applicability • The purpose of this Article is to prescribe regulations for the SF residential zoning district. Each regulation shall be construed to carry out the purpose and intent of this ordinance. • Section 7A-101. - Regulations, tables, etc. • In General. Every use, building site and structure must comply with the regulations set out in the following tables: • Table 7A-l. SF Uses; • Table 7A-2. SF Yards (or 'setbacks') ; • Table 7A-3. SF Open & Pervious Areas; • Table 7A-4a. SF Garage Space; • Table 7A-4b. SF Buildings; • Table 7A-5a. SF Parking, Driveways, Etc. and; • Table 7A-5b. Certain SF Structures. • Projections. Permissible projections into yards, and details about computation of open and pervious areas, are set out in Table 7A-6, the "SF Projections Schedule." Non-SF District-Specific Regulations - Article 7B Established • Article 7B. - Non-SF District-Specific Regulations • Section 7B-100. - Purpose and applicability • The purpose of this Article is to prescribe regulations for the non-SF zoning districts. Each regulation shall be construed to carry out the purpose and intent of this ordinance. • Section 7B-101. - Regulations, tables, etc. • In General. Every use, building site and structure must comply with the regulations set out in the following tables: • Table 7B-1. Non-SF Uses; • Table 7B-2. Non-SF Yards (or 'setbacks') ; • Table 7B-3. Non-SF Open & Pervious Areas; • Table 7B-4a. Non-SF Garage Space; • Table 7B-4b. Non-SF Buildings; • Table 7B-5a. Non-SF Parking, Driveways, Etc. and; • Table 7B-5b. Certain Non-SF Structures. • Projections. Permissible projections into yards, and details about computation of open and pervious areas, are set out in Table 7B-6, the "Non-SF Projections Schedule. " 5.6 Overlay District-Specific Regulations - Article 7C Established • Article 7C. - Overlay District-Specific Regulations • Section 7C-100. - Purpose and applicability • The purpose of this Article is to prescribe regulations for the Rotated Corner and Old Building Site overlay districts. Each regulation shall be construed to carry out the purpose and intent of this ordinance as well as the purpose for the overlay district within which it applies. • Section 7C-101. - Regulations for Rotated Corner Building Sites • Rotated Corners. • For rotated corner building sites (RCOD 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. • Section 7C-102. - Regulations for Old Building Sites • Table 7C-1. Building Site Dimensions • Note 1. 4,500 Square Foot Exception. • A structure may be located on an old building site with at least 40 feet of width and at least 4,500 square feet of total area, if the building site: (i) was improved with a principal building in existence on the 1987 effective date or for any period of twenty consecutive years prior to the 1987 effective date, under circumstances where there was no additional land used for the building site, and (ii) was created by subdivision plat and not made smaller thereafter except to provide public right of way or to accommodate physical encroachments, or as specifically allowed by Article 7C. • Note 2. 4,300 Square Foot Exception. • A structure may be located on an old building site with at least 40 feet of width and at least 4,300 square feet of total area, if the building site: (i) was created by subdivision plat approved by the city council or the Z&PC, (ii) has not been made smaller thereafter for any reason. • Note 3. Certain Re-Subdivisions After October 24, 1987. • A subdivided lot in the OBSOD may be further subdivided to produce a building site with less than seventy-five (75) feet of width or less than one hundred ten (110) feet of depth if all applicable procedures under state law and the City's ordinances, rules and regulations are followed and one of the following three sets of circumstances is present: (A) All portions of the subdivided lots are added to adjoining subdivided lots. (B) The number of lots is not increased, and all resulting lots have: (i) a depth greater than or equal to the depth of the shallowest lot before the re-subdivision, and (ii) a width greater than or equal to the width of the narrowest lot before the re-subdivision; provided that no resulting lot is irregularly shaped (unless it was so shaped before the re- subdivision) . (C) A portion of the subdivided lot is needed for City use or utility or service use. 5.7 West University Zoning Map (Amended) ,_ n ,. , Legend ,a„ _ ._.. Zoning I ! Y.. I I —.. Residential SF + 1-----. _ - - ., —i Townhouse District i Y.,., _ °.--,. POD-SF 1 i.i97�if=�3 3 11f''tt "`� / � �' d� I ur - ++-�« .. -• - 'Zr;aallt'w POD-SF2 POD-TM1 MIP130-T112 "is • - ,:-.. PDD-TM3 -.y _ ., ..... _PPD-TMS I: ..,€r+'.. y. ..--.. .• -, -. -, ,.• .. . . - " " ,^.I flri➢, 1 PoPPOD--TBMeif]a MI Bellaire Office District„ , — - .i �r M1”- First General Residential GR-1 Mi Second General Residential GR-2 Commeroat .uss . +—` Town Center Commercial —Paras Pavement I City Limas - r Pnor Non COMrini org Areas - 1 I��7 Rotated Corner Overlay District - _ -- - - J Old Building Site Overlay Dl strict /.•.. . ,51!111 -. - ._.. „ :It1e'l PMkorasov Conforming ;', 3 - , . .),I t .. - - 1 Ord.Na.647 • ,.. erii• r� 2 Ord.No.932&1039 rit,f 3 Ord.No.940 '' 4 Ord.No.293&651 ..--, ® '..:.:. ... - 5 Ord.No.555.722,8.735 -. •. + iyli 6 Ord.No.546(5.20-ft of lot 15) r 7 Ord No 677 .... ° ......ii� -• :' ...«.... 9 Ord.Na.292 1i1 iti5l 11 Si • 10 Depth of Zone=180-ft - 1-' .. - ....Y 11 Council Minutes 0-20.1940f +I f 12 Minutes fa 21 1969) Zoning&Planning Comseon • ' 1 I f S i ......i, 13 Ord.No.517 ! ,I ( N City of West University Place, Texas Zoning Map II- 1-)1 Table 7C-1. Old Building Site Dimensions General Rule:This table prescribes the minimum dimensions for building sites,by District. Table 7C-1.Old Building Site ("DU"means"dwelling unit.")Exceptions/Special Rules: Dimensions (1)See PDD Schedules for planned development districts. • (2)See special notes in table. (3)The Z&PC may establish different dimensions by approving a plan,plat or replat(see Article 5). Item Measurement OBSOD Old building sites(before October 24,1987) Width,minimum 75 ft. See Notes 1 and 2. Depth,minimum 105 ft. Area,minimum 7,875 sq.ft. New building sites(on or after October 24,1987) See Note 3. Width,minimum 75 ft. Depth,minimum 110 ft. Area,minimum 8,250 sq.ft. 5.8