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HomeMy WebLinkAbout04062023 ZPC Agenda Item 4 Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas, 77005 April 13, 2023 Honorable Mayor & Members of the City Council City of West University Place 3800 University Boulevard Houston, Texas 77005 Subject : Final report on the current Zoning Ordinance of the City of West University Place, Texas ("City") relating to Curb Cuts. To the Honorable Mayor & Members of City Council : The Zoning and Planning Commission (the "Commission") of the City submits this, its final report, having proposed modifications to the Zoning Ordinance to clarify the process for approval of additional curb cuts for certain residential street configurations . Existing Ordinance provisions for curb cuts . Current regulations for curb cuts are located within Chapter 70 of the Code of Ordinances (Sec . 70-27 . - Curb cuts and driveways; concrete . ) and Article 7 of the Zoning Ordinance (Sec. 7-101 . - Regulations, tables, etc. , Table 7-5a: Parking, driveways, etc . ) . Sec. 70-27 establishes a general rule for curb cuts which states that only one curb cut and only one driveway is allowed along the front street line of any building site less than sixty feet in width. Additionally, Sec. 70-27 provides requirements for when two or more curb cuts are desired for a single building site . Table 7-5a of the Zoning Ordinance provides regulations for the use and design of vehicular areas and provides requirements for the number and maximum width of curb cuts on a building site . The curb cut line item within Table 7-5a has an accompanying note (Note 5) which authorizes the Zoning Board of Adjustment (the "Board") to issue a special exception for additional curb cuts and permits the Administrative Official to authorize additional curb cuts for a corner site, when in compliance with the requirements for two curb cuts for circular driveways specifically allowed by Chapter 70 of the Code of Ordinances . Analysis . In pursuit of clarifying the approval process for additional curb cuts, the Commission has proposed modifications to the Zoning Ordinance at this time. The proposed modifications clarify the existing requirements within Article 7 of the Zoning Ordinance and sets specific requirements for a variety of residential street configurations to be eligible for additional curb cuts. Principally, Note 5 of Table 7-5a was amended to specifically regulate the eligibility requirements for constructing a circular driveway and to regulate when additional curb cuts are authorized for corner lots, through lots, and busy streets (Bissonnet Street, Buffalo Speedway, West Holcombe Boulevard, Bellaire Boulevard, and Kirby Drive) . These proposed updates will not affect the Zoning Board of Adjustment' s authority to issue a special exception for additional curb cuts in a different design or location than prescribed by this ordinance. Recommendation. Based on the review given by the Commission regarding curb cuts on certain residential street configurations, it has been recommended that changes be made to the Zoning Ordinance at this time. This review concluded that the existing provisions within the Code of Ordinances need to be updated to clarify the process of approval for additional curb cuts in certain street configurations . The Vote. The vote on approval of this report was as follows: 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 Existing Provisions within the Code of Ordinances for Curb Cuts : Sec. 70-27 . - Curb cuts and driveways; concrete. a) Curb cuts, etc. Only one curb cut and only one driveway is allowed along the front street line of any building site less than 60 feet wide, measured along the front street line. b) Two or more curb cuts. If there are two or more connected curb cuts or driveways on a building site (for example, when there is a circular driveway) , the following apply: 1) At the front street line, no part of a curb cut or driveway may be closer than two feet to a side property line. In the street area, no part of the curb cut or driveway may cross the imaginary extension of a side property line, unless the affected neighboring owner consents in writing. The building official may make exceptions to these rules when there is no practical alternative or when necessary to prevent harm to a tree. 2) Measured along the edge of the main traveled roadway: a. The opening width of the driveway and curb cut shall be as specified in table 7-5 (a) in appendix A of the City Code of Ordinances of the City of West University Place: b. The inside edges must be at least 24 feet apart; c. The width of the "island" area may be covered with hard surfaced material if installing a new or replacing an existing public sidewalk; and d. The curb cuts must be located along the front street line. 3) No driveway may be wider than what is allowed or specified in table 7-5a in appendix A of the Code of Ordinances. 4) Within the street area, the edges of each driveway must be perpendicular to the edge of the main traveled roadway. c) "Open ditch" areas, culverts. If a driveway is connected to a roadway where there is no curb and gutter, there must be a concrete culvert beneath the driveway. The inside diameter of the culvert must be at least 12 inches, and the length must be at least 14 feet. The public works director may eliminate or modify the culvert requirement at a specific location, but only to the extent the specified culvert is not necessary for adequate area drainage. d) Reinforcement. All concrete used in constructing driveways shall be reinforced by using, at a minimum, one of the following: 1) #3 deformed steel reinforcing bars spaced 12 inches or closer; or 2) #4 deformed steel reinforcing bars spaced 16 inches or closer. Sidewalks outside driveway areas may be reinforced by one of these methods or by 6x6x6 wire mesh, at a minimum. e) Certain temporary driveway permits. The director is authorized to issue permits for temporary driveway access to a site, if primary access to the site is interrupted by construction or another temporary condition. In addition to the requirements of section 8-104 of the zoning ordinance, appended in this Code, such a permit must require: 1) Barricading or removal of any temporary driveway on a residential street within 24 hours following resumption of primary access to the site; and 2) Restoration of each area affected by temporary driveway access to its pre-existing condition, within 14 days following resumption of primary access to the site. Such a permit may also contain additional restrictions and conditions designed to reduce impacts on street areas, utilities, nearby land uses or traffic. Sec. 7-101. - Regulations, tables, etc. - Table 7-5a: Parking, driveways, etc. - Note 5. Curb cuts. Note 5. Curb cuts. The ZBA may issue a special exception for additional curb cuts . Exception: The Administrative Official may authorize additional curb cuts for a corner site when in compliance with the requirements for two curb cuts for circular driveways specifically allowed by Chapter 70 of the Code of Ordinances . These additional curb cuts are not prohibited and do not require a special exception. Amended Provisions within the Code of Ordinances for Curb Cuts: Sec. 70-27 . - Curb cuts and driveways; concrete. a) Curb cuts, etc. Only one curb cut and only one driveway is allowed along the front street line of any building site less than 60 feet widc, measured along the front street line unless permitted by Section 7 of the Zoning Ordinance. b) Alignment. Two or more ctiTb- ob-ts-. If there arc two or more conncctcd curb cuts or driveways on a building site (fog example, when thcrc is a circular driveway) , thc following apply: 1) At thc front street line, no part of a curb cut or driveway may be closer than two feet to a side property lige. In the street arca, no part of the line, unless thc affected Hci rieg owner consents in writing. The building official may make exceptions to these rules when there is no practical alternative or when necessary to prevent harm to a tree. a. The opening width of the driveway and curb cut shall be as specified in table 7 5 (a) in appendix A of the City Code of Ordinances of the City of West University Place: b. The inside edges must be at least 24 feet apart; c. The width of the "island" area x y be covered with hard surfaced material if installing a new o- replacing an existing public sidewalk; and d. The curb cuts must be located along the front street line. 3) No driveway may be wider thaw what is allowed or specified in table 7 5a in appendix A of the Codc of Ordinances. 4} Within the street area, the edges of each driveway must be perpendicular to the edge of the main traveled roadway. c) "Open ditch" areas, culverts. If a driveway is connected to a roadway where there is no curb and gutter, there must be a concrete culvert beneath the driveway. The inside diameter of the culvert must be at least 12 inches, and the length must be at least 14 feet. The public works director may eliminate or modify the culvert requirement at a specific location, but only to the extent the specified culvert is not necessary for adequate area drainage. d) Reinforcement. All concrete used in constructing driveways shall be reinforced by using, at a minimum, one of the following: 1) #3 deformed steel reinforcing bars spaced 12 inches or closer; or 2) #4 deformed steel reinforcing bars spaced 16 inches or closer. Sidewalks outside driveway areas may be reinforced by one of these methods or by 6x6x6 wire mesh, at a minimum. e) Certain temporary driveway permits. The director is authorized to issue permits for temporary driveway access to a site, if primary access to the site is interrupted by construction or another temporary condition. In addition to the requirements of section 8-104 of the zoning ordinance, appended in this Code, such a permit must require: 1) Barricading or removal of any temporary driveway on a residential street within 24 hours following resumption of primary access to the site; and 2) Restoration of each area affected by temporary driveway access to its pre-existing condition, within 14 days following resumption of primary access to the site. Such a permit may also contain additional restrictions and conditions designed to reduce impacts on street areas, utilities, nearby land uses or traffic. Sec. 7-101. - Regulations, tables, etc. - Table 7-5a: Parking, driveways, etc. - Note 5. Curb cuts. Note 5. Curb cuts. Thc ZBA may issue a special cxccption for additional curb cuts. Exception: Thc Administrative Official may authorize additional curb cuts for a corner site when in compliance with -the requirements for two curb cuts for circular driveways specifically allowed by Chapter 70 of the Codc of Ordinances. These additional curb cuts arc not prehi ited and -do not require a special exception. a) Circular driveways. If a SFD building site has 60 feet or greater frontage measured along the front street line, then two curb cuts for a circular driveway are permitted if: 1) Both curb cuts are on the same street and located along the front street line; 2) At the front street line, no part of the curb cuts or driveways are closer than two feet to a side property line; 3) In the street area, no part of the curb cuts or driveways cross the imaginary extension of a side property line, unless the affected neighboring owner consents in writing; 4) Measured along the edge of the main traveled roadway, the inside edges of the curb cuts and driveways at the property line are at least 24 feet apart; 5) Within the street area, the edges of each driveway are perpendicular to the edge of the main traveled roadway and; 6) The proposed driveways are no wider than what is allowed or specified in table 7-5a in appendix A of the Code of Ordinances. b) Corner lots. Regardless of street frontage, corner lots shall be expressly prohibited from constructing a driveway which connects two intersecting streets (i.e. , cutting the corner) . If a SFD building site is 60 feet or greater in width and meets the requirements for a circular driveway as specified in Table 7-5a, Note 5 (a) (1-6) , corner lots shall be permitted up to two curb cuts along the front street line, but in no case may exceed a total of three per building site (i.e. , two curb cuts for a circular driveway along the front street line and one curb cut for a straight driveway on the side street that services a functioning garage utilized for the off-street parking of motor vehicles) if: 1) The additional curb cut (s) will not cause the building site to exceed a total of two curb cuts along the front street line; 2) Each curb cut is at least 15 feet from the intersection of the street rights-of-way and; 3) The proposed driveway will not cause the building site to exceed the maximum impervious coverage requirement stipulated in Table 7-3: Open & Pervious Areas. c) Through lots. Through lots shall be permitted one additional curb cut per abutting street not serving as the primary entrance to the residence. The additional curb cut (s) must service a functioning garage utilized for the off-street parking of motor vehicles. d) Busy streets. Bissonnet Street, Buffalo Speedway, West Holcombe Boulevard, Bellaire Boulevard, and Kirby Drive shall be permitted one additional curb cut for a circular driveway if the building site is 50 feet or greater in width. e) The ZBA may issue a special exception for additional curb cuts in a different design or location than prescribed by this ordinance.