Loading...
HomeMy WebLinkAbout03092006 ZPC Minutes• • Cityof West University Place A Neighborhood City ® R..O.W ftp., ZONING & PLANNING COMMISSION BILL WATSON CONFERENCE ROOM 3800 UNIVERSITY BOULEVARD MEETING MINUTES March 9, 2006 MEMBERS PRESENT: Steve Brown, Beth Beloff, Jeffrey Horowitz, Bob Inaba, Michael Silver, Les Albin and Mac McManus (arrived during agenda item #2) COUNCIL: Councilman Dick Yehle attended the meeting part- time. MEMBERS ABSENT: None STAFF PRESENT: Neslihan B. Tesno, City Planner, Sallye A. Clark, Planning Assistant and James Dougherty, City Attorney Call to Order — With quorum present at 6:07 p.m., Steve Brown called the meeting'to order. T. Minutes. February 9, 2006: Les Albin made a motion to approve the minutes as written. Bob Inaba seconded. Ayes: Steve Brown, Beth Beloff, Bob Inaba, Michael Silver, and Les Albin. Noes: none. Motion passed. Minutes approved. Mac McManus arrived at 6:30 during agenda item # 2 2. Topics for review for 2006 — 2007. ZPC discussed a draft of topics for review. Priority was discussed and it was decided that staff would provide draft amendments for certain items at the next meeting and prioritize the remaining. Staff will also be working on the Chapter 20 update. 3. Framed Area and Related Regulations; Amendments. ZPC and staff discussed a comparison of zoning in six different Texas cities. It was apparent that "building area" (square footage of the footprint of main structure and accessory buildings) was more permissive in West University than that other cities. ZPC requested that draft amendments be available as soon as practical for items that impact the scale of homes on lots such as regulating high- unbroken walls, height of top plates, and separation between principal buildings and garages. 3800 University Boulevard • West University Place, Texas 77005 -2899 • 713.668.4441 • www.westu.org Zoning & Planning Commission Minutes March 9, 2005 Meeting Page 2 of 2 • 4. Town Center and Commercial Areas; PDD's. After discussion of the Qualified - Pedestrian Enhancement Development draft amendment dated 8 -9 -05, ZPC requested a revision. This revision would require applicant to come before the ZPC then get final approval from City Council for a Special Use Permit. Bob Inaba presented before and after photos of possible street enhancement on Edloe. This item will be discussed further and Bob Inaba will bring back a cost estimate at next month's meeting. Adjournment. Beth Beloff made a motion to adjourn. Les Albin seconded. Ayes: Steve Brown, Beth Beloff, Jeffrey Horowitz, Bob Inaba, Michael Silver, Les Albin and Mac McManus. Noes: none. Motion passed. Meeting adjourned at 8:10 p.m. Attachments: Possible topics for review 2006 -2007 (dated March 2006) Zoning Comparison of 6 Cities Chart from City Planner Nes Tesno Qualified- Pedestrian Enhancement Development draft amendment dated 8 -9 -05 City Center Redevelopment Options dated 7 -14 -2005 Photos from Bob Inaba of before and after photos of possible street enhancement on Edloe. PASSED THIS DAY, OF 0 52006. Steve Brown, Presiding Officer ATTEST: Sallye A. Cl , Planning Assistant 40 6Aw_hmwf -l0 3 42bOm zPC meefln9 r Possible Topics for Review for 2006 - 2007 March 2006 tai ve_ 0-9 1. f� S To manage the scale of homes, evaluate modifications to framed area and related regulations including possible changes in, or alternatives to the 80% rule, rear accessory building separation and maximum height in front yards. �faVe CLS 2. S Evaluate rezoning of commercial areas to allow or facilitate rebuilding and remodeling OEvaluate Garage and Driveway regulations: A. Evaluate garage set back requirements on new or remodeled garages to ensure that sidewalks remain unblocked B. Clarify front facing garage door conditions to be applied only to the first 10 feet from the front yard line. C. Semi - enclosed garage space definition D. Two garage space requirement with exceptions for old stock housing. E. Garage maneuvering area in single family detached (SFD) residential • F. Minimum driveway widths for SFD 4. Chapter 20, Subdivision Ordinance update _ rli fe by TmD / Ne6 T 5. Review height requirements relating to Base Flood Elevation — WQ,I+ ©rl E36G Modify definition of Old Stock Housing (original square footage too small ?) 7O Possible limitation of volume of porches that project into front yard. 8. Evaluate allowing fountains, arbors, trellises, sculptures and other similar items to project into yards. 9. Evaluate rezoning of a section of PDD -TH2 into Commercial o P LIU+ A U-nd er • a,U one- public hearI / 4 ATTACHMENT TO 3 -9 -2006 ZPC MEETING MINUTES Zoning Comparison of 6 Texas Cities: West University Place, Alamo Heights, Highland Park, Castle Hills, University Park and Southside Place (Main Sinttle- Family Residential Districts) ity Height Side Setback Maximum Lot coverage — Floor Area Pervious area Comments Buildings Ratio minimum West University Place 35' (2 Vh stories) 25'accessory 10% /min 5' entire building site); (front and rear yards) 0.80 (special definition of 24% (entire building site); "framed area" 50% front y and Alamo 35' Min 5' 2sy =25% 35% Not restricted for Heights SFD Highland 3 story 45' 5' to 20' ' 20 to 40 % Only regulated Park 2.5 story 35' 10% *depending on for multi and district 20% for large lots in excess of other type Flat roofs 26'' 50,000' buildings Castle Not to exceed "Two 10', corner lots 20' 33% Hills standard stories" University 35'/25'accessory 22% on lots < 60' Building envelope: Roof pitch, FAR mentioned in Park + Top Plate height wide, 24% on lots> gables, dormer and building wall definitions but not depends on lot 60' wide regulations also (length of wall found in main body width, i.e. width of 10% if One and setbacks from front and rear of ordinance less than 60' top story building lines. Rear yard 50% late must be 23'4" open Southside 35'/ 2.5 story 3' or 4' 40% lot, 35% front yater, 40% rear Place I I yard p64 �F hod2fmlon oF6taMard�� Lia r �o I CAn(�bf 5� ��• ATTACHMENT TO 3 -9 =2006 ZPC MEETING MINUTES • Amendment to provide for "Qualified Pedestrian- Enhancment Developments" or "QPED's" 8 -9 -05 Add a definition as follows: Qualified Pedestrian- Enhanced Development (or "APED ") means a subdivision established by plat or replat that meets all the following criteria: (1) Commercial District. The area lies within the C District. (2) Rear Shared Parking. The plat includes the following provisions for off - street parking areas: (i) the areas are located generally at the rear of the affected building sites, so that interference with pedestrian access is minimized, (ii) the parking is located in a reserve and designated to be shared, to serve all building sites in the platted area, and (iii) there are appropriate reserves for landscaping, screening, etc. and maintenance of all common areas. (3) Streets, alleys, sidewalks, etc. The plat creates or dedicates appropriate easements, if necessary, for: (i) streets or alleys to serve the off - street parking areas and connect to current or future streets or alleys to serve rear parking areas on adjacent tracts, and (ii) sidewalks. • (4) Area Plans. The plat complies with all applicable City plans for sidewalks, parking, street lighting, pedestrian amenities, etc. (5) Title Block; Restrictions. The title block designates it a "qualified pedestrian - enhanced subdivision" and incorporates the applicable provisions of the Zoning Ordinance arid. Chapter 20, -1f must recite that all restrictions on the plat or incorporated into the plat shall "run with the land" and shall be independently enforceable by any person or entity having an interest in property included in the plat (which may include the City) and by any property owner's association that may be created. Any such enforcement by the City is an additional, alternative remedy for the City. Add a new Section 8-116, as follows: Section 8 -116. Qualified Pedestrian - Enhancement Developments For a APED, the ZBA may issue special exceptions to allow: (i) reduced and shared off - street parking, if the ZBA finds that the available off - street parking, when combined with other available parking, will provide sufficient total parking; (ii) reduced or zero -width front yards, if necessary to allow a building to connect to a covered sidewalk; and (iii) reduced or relocated landscaping strips and provisions for qualified trees. In each case, the ZBA must find and determine that the proposed development will comply all applicable City plans for sidewalks, parking, street lighting, pedestrian amenities, etc. and shall insert conditions to assure continuing compliance. The ZBA may require SF privacy protection, as described in Noto 7 of Table 7 -4b. r: ATTACHMENT TO 3 -9 -2006 ZPC MEETING MINUTES ON Center Redevelo ment O tions 7 -14 -2 Option A) Commercial District Zoning Restrictions Option B) Possible PDD (see below for possible guidelines) Option C) City Center Commercial (Qualified Pedestrian Oriented District -QPOD) Applicable only to area zoned commercial along Edloe from north of Rice Blvd. south to University Blvd. Setbacks - Allow setback of 8' if meets following conditions: a) Within the front setback there must be a continuous pedestrian walkway area to connect with adjacent properties, walkway material must be brick paver to match existing brick pavers in vicinity (or City Center area) and a minimum of 8 feet in width. b) Projection allowed from front building line for structure to provide cover over walkway area (only open space above allowed). Height - Allow height of 40 feet if step back from front - street line 20 feet, for example. • Parking - Option 1 - Rear access parking To be located behind principal building in rear 66 feet for head_ =in double row par feet for angle double row parking. Parking must be designed p� 55- with adjacent properties' rear parking and eventually with thetanticipat d outlets to Rice and University Boulevards. Need some type ofparking calculation depending on size of lot. a) Parking must be screened in rear by 8' opaque fence and 4' wide landscape strip with evergreen'tall shrubs/small trees located 6' on center. Landscape strip must be located on inside of wall. Finished side of fence must face residences across ditch b) Parking and access easements must be granted to C- Place. ty of West University Option 2 - Parking Garage Private/Public Partnership Needs to be investigated with City Officials Common Walls - the ZBA may issue a special exception for a zero -width side yard, but only upon application by both property owners and only if the special exception is conditioned upon the construction and maintenance of a common wall or continuously • - :.�:., �:....,.'.'..., 1:.: ,ii 71 "t•� �� +�4f+h•: �, I'! ?:il'.� ,I "�..� rJ{:� y'I' : ::.,. I.n. .: .. � � .. �..,_ . .:., ., ....� �. ,.. �.:, .. Y,S.Ik : M : : "ti':r• 15,;,'r: .�I�r�'�r.:'£.'::i!� .. M , _ . � ..r: it . • is I.... .:.:..:.s..,.. ,. �.,.!, :.....: � ...0 ....: ,,�: qfJ�.. `yJ.. ..I {,Vt. r�H�l'. e;ll!"'1• �1 ��r",'' - 1 "y... a....... ri. ,.... jilt v� MEAN �c 'S K►rl r. , a. `.d : •i••n II W t III Iw'�i�l ��Ij� —�- �� �--- '--- - -_"`� �,_�a�.�, '� .,.�,. .:•, :-:.:1'' :IAN,. ,, is .. I•,'1N.il,'7. ^*y'� -: I� �ktira.u;: � "'^l%�11: k ;� 'e•ulY•G. 1 xti ' Imo''` t �,,.., •, .*.;`' °IG.t .. , • '�''i {„vim •rt 4. - �,j�[ '�Ir 'fir . ��,'[�.. •,i< ... - .. t.: •�'- � : Yom„ 'r •T r+ _ .. ,- •-- . `yam •.F♦.��!"� �� �u,u �i"� ! _ .. x . • .fit. ` . .,,.�.• ::: •:. .: �. ,,...: r' .I. F.y. ...::,; .!r:" 1'r :!: ?'..:7;Ci:.:�. ::g�ip:,':•",1.. �♦ ... .. :i':, �... ._i +��'�v�'.'� ji. . is •t' �' .l � �•. '' f d ,.C:..'?:'' "Gisw zc: ^:L 14xew 1r" ,t`I', "''�c•:a.r� 44.4'•• �' r:{6� .:.,0'.::.: / .�' i ,{ .■ J.'•` ',,. yet f' � v,: •,. _ . ,. � 1 4 fir,..• .--� .! <•� �k r� a. all+ ' fJ .y.d'(j..l� I' •�' � '.;tip: _._-- �--- •..��YO.rlq:rve. T.J.: .. � � :• . .. � il•'e ;yW — y � „q,�,.,ac,n.... _ ._ .. ..__.r.... -.... _... .. ._....: -. —... �.T �:li:, 1` 'MMC'd a : ti• � � � _iti+S,-' -`,;: yT: -'. N' ;.Ya >v' - - .,. T ;••� `"ie:. ..: _.. k , .t ,. Mid''. � .:a: a�. '�'f N R• � . ,iii.' ..y., ;�•y,�;. � , .: .�;.. l•.., -, .. A _.. 1 IN