HomeMy WebLinkAbout05082025 ZPC Agenda Item 4 City of
West University
Place Community Development
To: The Zoning and Planning Commission
From: Chris Guess, Planning and Zoning Administrator
Date: May 08,2025
Re: Appendix A; Article 7; Table 7A-3: Open & Pervious Area
Background Information:
The City of West University Place has recently received multiple applications for landscaping that has a
subjective interpretation. Our ordinance prescribes, per Appendix A; Article 7; Table 7A-3: Open&
Pervious Areas;
Pervious Front yard,
minimum 50%. See Note 4.
area percentage.
• Note 4.
"All pervious areas in a front yard must be natural vegetation or landscaped area that receives
rainwater and allows it to pass through or be absorbed. Artificial turf may be used in lieu of grass for
landscaped areas, provided it is a natural green color that is consistent with the character of the
neighborhood. Final approval of artificial turf shall be subject to the approval of the Administrative
Official."
An argument has been made that xeriscape is landscaping and should be allowed to cover a resident's front
yard without the need for greenery or sod. The opposite argument is that desert scape is not natural
vegetation in this region(sub-tropical) and permitting a yard to utilize desert scape is not consistent with the
character of the neighborhood.
At a previous request for desert scape, staff recommended the applicant submit their request to the ZBA for
final approval, but staff has been asked to petition guidance as it pertains to xeriscape within the review
process.
Applicable Regulations:
• Appendix A; Article 7; Table 7A-3: Open & Pervious Area.
Note 4.
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
Citv of
West University
Place Community Development
"All pervious areas in a front yard must be natural vegetation or landscaped area that receives rainwater and
allows it to pass through or be absorbed. Artificial turf may be used in lieu of grass for landscaped areas,
provided it is a natural green color that is consistent with the character of the neighborhood. Final approval
of artificial turf shall be subject to the approval of the Administrative Official."
SWOT Analysis:
Strength:
• Xeriscape is low maintenance.
• Water conservation.
Weakness:
• Aesthetically inconsistent with sod/green cover.
• Xeriscape ground cover is not natural to this region(sub-tropical)
Opportunities:
• Low maintenance lawncare
Threats:
• Gravel/pebble "runoff'
Staff Report:
Staff seeks the guidance of the ZPC. Staff and city leadership are comfortable with permitting or prohibiting
xeriscape but now seek consistency in the application of the ordinance. Staff along with city leadership have
considered the impacts of both and can reasonably produce a"pros and cons" list that is equally subjective.
For brevity, xeriscape is drought tolerant and leans into the city's water conservation efforts but is
inconsistent with natural vegetation in this region and with neighboring properties that mostly utilize green
cover/sod.
Greenery/sod is consistent with the region and neighboring properties but requires maintenance, watering,
and lawncare.
Staff and city leadership would like to memorialize an internal memorandum to guide future decisions as it
pertains to landscaping and the utilization of xeriscape.
Staff Recommendation:
3826 Amherst St. Wzvzo.westutx.gov
West University Place, TX 77005
713-662-5830
City of
West University
Place Community Development
Staff recommends the ZPC provide guidance on the application of Appendix A; Article 7; Table 7A-3: Open
& Pervious Area; Note 4. and guide future decisions as they pertain to the usage of xeriscape or desert
tolerant landscaping. Staff intends to memorialize this recommendation by memorandum for future
applications of the subject ordinance.
Attachments:
1. Table 7A-3: Open & Pervious Areas
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
General Rule:Every building site must have the minimum open and pervious areas shown,by
Table 7A-3:Open& District,in this table.("N/A"means the rule does not apply.)Exceptions/Special Rules:(1)See
Pervious Areas Article 7D for rules governing planned development districts.(2)See special rules noted in the
table.(3)See the Projections Schedule for calculating open and pervious areas.
Item Measurement SF(Single-Family) OBSOD(Old Building Site RCOD(Rotated Corner
Overlay District) Overlay District)
Front yard,
Open area minimum 60%
percentage.
Rear yard,
minimum 60%See Note 1
percentage.
See Note 3.
Entire
building
site, 45%
minimum
percentage.
Pervious Front yard,
minimum 50%.See Note 4.
area
percentage.
Entire
building
site, 35%
minimum
percentage.
Landscaping
strips Required,except for SF0 uses on building sites with 5,000 sq.ft.or more.See Note 2.
For SF0 uses on building sites with 5,000 sq.ft.or more,Chapter 82 of the Code of Ordinance
Qualified must be located within a contiguous and reasonably compact pervious area containing at least
trees 25 sq.ft.However,additional,or better pervious areas may be required to comply with Chapter
82.
Parking areas, Each parking area containing 21 or more parking spaces must contain interior pervious areas in
interior "island" or "peninsula" configurations aggregating in area at least two square feet for each
parking space.
Note 1.Rear Yard Adjacent to Non-SF The ZBA may issue a special exception to reduce the requirement for open area in a
rear yard in a SF District to not less than 40%,if the rear yard abuts a non-SF District.
Note 2. Landscaping Strips, Vegetated pervious areas are required as follows:(a) minimum of five feet wide adjacent to
each street area(or 3.5 ft.if located in front of a fence or wall at least 3.5 feet high),and(b)minimum 18 inches wide
to separate each paved vehicular area from a fence or subdivision or replat boundary. Exception: Strips are not
required along alleys or where they must be crossed by sidewalks or driveways.Strips along street areas must have
live, evergreen shrubs (maximum spacing is 3.5 ft.) and live qualified trees under Chapter 82 of the Code of
Ordinances(maximum spacing is 20 ft.).The administrative official may approve different spacing for shrubs or trees,
upon showing that(i)the spacing is allowed by standard urban forestry criteria for the species and location and(ii)
the spacing will comply with Chapter 82.The ZBA may issue a special exception to allow a landscaping strip to be
located in whole or in part within a street area if the ZBA finds that the particular landscaping will,in all probability,
11
be allowed to remain intact for at least 50 years and that it can be maintained and will function as well as a strip
located completely on private property.
Note 3. Old Stork Housing.The ZBA may issue a special exception to reduce the open area requirement in the rear yard if
the ZBA determines: (i)the reduction is reasonably necessary to preserve or protect old stock housing as it then
exists or as it may be proposed to be remodeled or expanded(up to a total gross floor area,for all buildings on the
site,that does not exceed the greater of 3,400 square feet or 200%of the gross floor area of all the buildings on the
site when the principal building was built,before 1980);and(ii)there will be no substantial adverse impact upon
nearby properties.
Note 4.All pervious areas in a front yard must be natural vegetation or landscaped area that receives rainwater and allows
it to pass through or be absorbed.Artificial turf may be used in lieu of grass for landscaped areas, provided it is a
natural green color that is consistent with the character of the neighborhood.Final approval of artificial turf shall be
subject to the approval of the Administrative Official.
12