HomeMy WebLinkAbout05052022 BSC Agenda Item 2 STAFF REPORT
Business of the Building and Standards Commission
City of West University Place, Texas
AGENDA OF: DOCKET NO. :
DATE SUBMITTED: DEPARTMENT OF ORIGIN: Development
Services
PREPARED BY: Gerardo Barrera
Public Works Director PRESENTER: Gerardo Barrera
Public Works Director
SUBJECT: Review and discuss direction to Boards
and Commissions from City Council. STAFF PRESENTER:
Gerardo Barrera
Public Works Director
ATTACHMENTS:
STAFF SUMMARY
At the February 14, 2022 Council Meeting, Council provided direction to the Building and Standards Commission
to review the following items:
• Review of a Site Drainage Plan
o Review requirements under Chapter 18,Sec. 18-56, when a site drainage plan is required, as well,
any changes to limitations on fill and dirt being brought onto a site to prevent impacts to
neighboring properties.
• "Low Impact" Definition
o Define "low impact" as it relates to site development under Chapter 18,Sec. 18-56, which
provides criteria to the Chief Building Official in determining exceptions to the development
requirements.
• Property Survey Requirements
o Review current survey requirements under Chapter 18, Sec. 18-54 and provide recommendations
as it relates to the age of surveys accepted by the City for permitting.
• Floodplain Ordinance Review—(UNDER REVIEW)
o Review the Floodplain Ordinance—Chapter 18,Article IX as compared to the requirements for
Harris County Flood Protection Measures and recommend any changes to the City's ordinance.
■ This item was discussed by the BSC at the April 7, 2022 meeting. Staff will be providing
more information to the board at the June 7,2022 meeting once the analysis is
completed.
1
Sec. 18-54. Surveys; site plans.
(a) Basic survey. For each development project for which a permit is required,the applicant must submit a
boundary survey showing all existing and proposed structures.The building official may waive this
requirement if substantially equivalent information is available from other sources.
(b) Forms survey. For each major development project and each new foundation of a building,the applicant
must submit an additional survey showing the actual location of all foundation forms or guides as set upon
the ground.The survey must show them with respect to the boundaries of the building site.This additional
survey must be delivered to the building official not later than noon on the first city working day preceding
the day on which the first part of the foundation is poured or affixed to the ground, and it shall be unlawful
to proceed with such pouring or affixing before the building official makes a note on such survey to the effect
that the proposed foundation appears to comply with applicable regulations,e.g.,yard and site regulations.
(c) Drainage, elevation(surveys and drawings). This Code requires additional surveys or drawings for drainage,
in certain circumstances.See, e.g.,section 18-56 and section 74-4(5).The zoning ordinance requires a survey
to establish the standard base elevation.
(d) Standards.All surveys,drawings and site plans(including their form,scope, media and certifications) must
meet standards prescribed by the building official.The building official may require submission of site plans
in reproducible form(e.g., mylar)and in electronic form.
(e) Site plans.
(1) Intent.The intent of this subsection is to aid persons who must comply with applicable regulations—
not only during construction but also thereafter—by assembling, coordinating, and recording
important surveys,drawings and compliance data.
(2) When required; "low impact"exception.A site plan is required for projects involving major
development or grade raising. Exception: No site plan is required for small-scale projects if the building
official issues a low-impact certification after determining that the project will have no impact, or very
minor impact, upon yards required by the zoning ordinance, neighboring property and drainage
patterns.
(3) Content. Each site plan must clearly depict the following, as applicable:
a. Basic survey;
b. Forms survey(after it becomes available);
c. Drainage or topographic survey;
d. Standard base elevation survey;
e. Easements and plat restrictions;
f. Buildings and other major structures;
g. Open areas, pervious areas, landscaping strips, required trees and pervious areas for trees;
h. Yards or"setbacks";
i. Fences;
j. Mechanical equipment;
k. Garage openings, pavement, parking areas,driveways, emergency accessways,fire zones,
sidewalks, loading areas, curb cuts,waste storage areas and special screens;
I. Drainage facilities;and
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m. Other features and facilities required to comply with applicable regulations(see, e.g.,this chapter
18,chapter 30,chapter 70, chapter 74, chapter 82,the zoning ordinance and other applicable
regulations).
(4) Preparation and processing("as designed"site plans).
a. A preliminary version of the site plan(showing"as designed" conditions) must be filed with the
building official before issuance of the initial permit for the project.
b. The building official shall approve the"as designed" plan, unless the building official notices some
noncompliance with this section or other applicable regulations.
c. No permit may be issued until the"as designed" site plan is approved.
(5) Preparation and processing("as built"site plans).
a. Each permittee must certify and deliver the final version of the site plan (showing"as built"
conditions)to the building official by the sooner of:
1. The 30th day following completion of the project(including final ground cover and
landscaping);or
2. The 30th day following the expiration of the permit.
b. The permittee must formally certify that:
1. The"as built"site plan accurately depicts"as built"conditions;and
2. Both the plan and the conditions comply with applicable regulations.
If the permittee is not the owner,the owner must acknowledge receiving the site plan and
consenting to its filing and recordation.
c. The"as built"site plan must include the "as built" drainage plan(if required)and any required
supporting documents.
d. The building official shall approve the"as built" plan,unless the building official notices some
noncompliance with this section or other applicable regulations.
e. Any review fee for the"as built"official site plan may be waived if the building official determines
that the"as built" plan is not substantially different from the approved "as designed" plan and
can be readily compared.
f. No final occupancy permit or similar approval may be issued(except a temporary certificate of
occupancy) until the"as built"site plan is approved.
(6) Filing and recording.The building official shall maintain files for site plans, as approved.The files may
be electronic.The building official shall record "as built"site plans(or notices of same)in the county
real property records.
(7) Amendments.Amendments to site plans are handled in the same manner as original plans. Exception:
The building official shall provide an expedited, low-cost procedure for amendments that,in the
judgment of the building official,will have no impact,or very minor impact,upon yards required by the
zoning ordinance, neighboring property and drainage patterns.
(f) Compliance required. It shall be unlawful for any person to erect,construct,alter,use,own, possess or
control any structure or grade-raising project without:
(1) Providing the surveys and site plans required by this section;and
(2) Otherwise complying with this section.
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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.
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Such a permit may also contain additional restrictions and conditions designed to reduce impacts on street areas,
utilities, nearby land uses or traffic.
(Code 2003, § 19.203;Ord. No. 1757, §1(19.203), 11-24-2003;Ord. No. 1977, §1(Exh.A),5-20-2013)
Secs. 70-28-70-57. Reserved.
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Sec. 70-60. General driveway and sidewalk requirements.
(a) Where there are tree canopies overhanging any portion of a sidewalk to be constructed,a root protective
layer of six mil poly shall be placed on top of the ground under the rebar to protect any tree root system that
could be damaged by the sidewalk concrete. No tree roots of one-inch diameter or larger shall be cut or
damaged by the sidewalk construction without approval of the urban forester.
(b) No water meters,water valves, hydrant valves or cleanouts shall be installed in paved areas unless approved
in writing by the building official.
(c) On side street entry garages,the garage door must be a minimum of 18 feet from the property line abutting
the side street.
(d) Any driveway parking space required by the city's zoning code shall not encroach into the street right-of-way.
(e) Sidewalks shall run parallel to the curb and be located at or as near the property line as possible unless
otherwise approved in writing by the building official.
(f) The building official may approve the use of decomposed granite in place of concrete upon the request of a
property owner if the urban forester determines that the use of decomposed granite is necessary to
preserve a protected tree,the property owner agrees to maintain the decomposed granite and the property
owner agrees to replace the decomposed granite with concrete should the protected tree die or be
removed.
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PART II-CODE OF ORDINANCES
APPENDIX A-ZONING ORDINANCE*
ARTICLE 10. PARKING AREAS, DRIVEWAYS AND LOADING AREAS
ARTICLE 10. PARKING AREAS, DRIVEWAYS AND LOADING AREAS
Section 10-100. Off-street parking.
There must be off-street parking spaces for each occupied building space within the city,as set out below,
and subject to the other provisions of this ordinance:
Use of type of space Minimum number of parking spaces
SFD use. The number of garage parking spaces required by
Article 7 plus one additional space located
between the required garage spaces(s) and the
public roadway.The additional space may be on
the building site or in the adjacent street area (or
partly in each), but may not encroach upon any
part of a public sidewalk(existing or proposed) or
the roadway.
Other residential space 2.5 (3.0 in PDD-TH1, PDD-TH2 and PDD-TH5) per
DU. See Note 1.
Use of type of space Minimum number of parking spaces
Community center, library, school, place of 10.0 plus 3.33 per 1,000 square feet of gross floor
worship, museum or similar institution,which area in excess of 2,000 square feet.
may include mixed uses and types of space
served by common parking spaces(including
auditoria and any high-density occupancy spaces
that are part of the institution)
Health care facility space (not including offices) Greater of 1.5 per bed or 1.5 per employee on
the maximum work shift.
Theater or auditorium space or space with any Greater of: (i) 1.0 for each four seats; or(ii) 1.5
high-density occupancy(except as included in per 1,000 square feet of gross floor area, plus 1.0
community center, library, school, place of for each employee on the maximum shift.
worship, museum or similar institution)
Office space used to provide medical services 6.0 per 1,000 square feet of gross floor area.
Other office space 4.0 per 1,000 square feet of gross floor area.
Physical fitness facility space 10.0 per 1,000 square feet of gross floor area.
Studio and gallery space for visual arts 5.0 per 1,000 square feet of public area.
Bank and financial services space (except space 3.3 per 1,000 square feet of gross floor area.
used for auto-intensive uses)
Space with auto-intensive uses 10.0 per 1,000 square feet of gross floor area.
Retail space used for rental of personal property 10.0 per 1,000 square feet of gross floor area.
(except space used for auto-intensive uses)
West University Place,Texas,Code of Ordinances Created: 2022-03-02 14:40:36 [EST]
(Supp. No.41)
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Food service space with indoor or outdoor Greater of: (i) 1.0 for each three seats for the
seating such as dine-in restaurant space,club, general public; or (ii) 10.0 per 1,000 square feet
cafe and similar recreation or amusement space of gross floor area.
(except space used for auto-intensive uses)
Grocery store space 5.0 per 1,000 square feet of gross floor area.
Convenience store space (without gasoline 4.0 per 1,000 square feet of gross floor area.
fueling facilities)
Retail space for the showroom display and sale of 2.0 per 1,000 square feet of showroom and
home furnishings and appliances repair area.
Other retail and personal service space, including 5.0 per 1,000 square feet of gross floor area.
carryout food service space with no indoor or
outdoor seating, and studios for dance, martial
arts,yoga and similar activity.
Utility service space, research or testing 1.0 for each three employees on the maximum
laboratory space, laboratories,warehouses working shift, plus 1.0 space for each truck or
vehicle used in connection therewith.
Shopping centers 4.0 per 1,000 square feet of gross floor area, plus
spaces required for office,theater,auditorium
and food service space.See Note 2.
Bar 13.3 per 1,000 square feet of gross floor area.
All other types of space and uses 10.0 per 1,000 square feet of gross floor area
used or occupied by people.
All types of spaces and uses in the TCC District 4.0 per 1,000 square feet of gross floor area for
uses other than dine in food service with seating.
7.5 spaces per 1,000 square feet of gross floor
area for food service with dine in seating.
(Applies only to principal buildings constructed
after the effective date of the TCC district. Other
buildings in TCC are subject to the parking
requirements for C, Commercial District, uses
that applied prior to the effective date of the TCC
district.)
Note 1.Guest spaces.There must be guest parking spaces marked and kept always available for common use,not reserved for specific
persons or classes of persons.Minimum number of guest spaces:0.5 per DU(1.0 per DU in PDD-TH1,PDD-TH2 and PDO-TH5),
rounded up.See Table 7-1,Note 7 regarding parking for"garden style use"in PDD-TH4.See Articles 7 and 10 regarding grouping
and other requirements.
Note 2.Additional spaces for shopping centers:(a)If office space exceeds 10%of the gross floor area of the center,add 3.0 spaces per
1,000 square feet of office space in excess of 10%.(b)If a theater or auditorium occupies 10%or less of the gross floor area of
the center,add 3.0 spaces for each 100 seats in the theater or auditorium.(c)If a theater or auditorium occupies more than 10%
of the center's gross floor area,the seats are apportioned on a square-foot basis,so that one portion corresponds to 10%of the
gross floor area and the other portion corresponds to space in excess of 10%;for the 10%portion,add 3.0 spaces for each 100
seats,and for the portion in excess of 10%,add 25.0 spaces for each 100 seats.(d)If there is any dine-in food service space with
indoor or outdoor seating,add 6.0 spaces per 1,000 square feet of gross floor area of food service.
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(Ord. No. 1799, §1(ex.A),5-23-2005;Ord. No. 1879, § 1(ex.A),8-25-2008;Ord. No. 1939, §1(ex.A), 2-28-2011;
Ord. No. 2005, § 1(Exh.A), 3-9-2015;Ord. 2029,§ 1(Att.A), 2-27-17)
Section 10-101. Parking spaces; basic counting rule.
To compute the parking requirements for any particular building,the total parking requirement shall be the
sum of the specific parking space requirements for each use or type of space included in the building,as set out
above. Exception:This does not apply to a community center, library,school, place of worship, museum or similar
institution or to shopping centers;see special rules,above.
(Ord. No. 1799, § 1(ex.A), 5-23-2005)
Section 10-102. Minimum dimensions; design.
(a) Parking Spaces. All parking spaces must be at least nine feet wide and 18 feet long in order to be counted
toward the minimum required number. In addition,the following regulations apply in the indicated
circumstances for all new construction or major development projects as defined by city ordinance.There
shall be no loss of PNC status for design dimensions when resurfacing or restriping an existing parking area.
(1) Ninety-degree angle parking: Each parking space shall be not less than nine feet wide and not less than
19 feet in length. Maneuvering space shall be not less than 24 feet in length or breadth.
(2) Sixty-degree angle parking: Each parking space shall be not less than nine feet wide perpendicular to
the parking angle and not less than 21 feet in length when measured at right angles to the building or
parking line. Maneuvering space shall be not less than 18 feet perpendicular to the building or parking
lines.
(3) Forty-five-degree angle parking: Each parking space shall be not less than nine feet wide perpendicular
to the parking angle and not less than 19 feet in length when measured at right angles to the building
or parking lines. Maneuvering space shall not be less than 15 feet perpendicular to the building or
parking lines.
(4) Wheelchair-accessible parking spaces: Must be installed and maintained with numbers and sizes
prescribed by applicable regulations.
(b) Walkways.A private walkway, if provided adjacent to a non-SF building,shall be not less than five feet in
width and shall be in addition to the minimum requirement for parking and maneuvering space herein
required. In a QMDS,there must be a paved walkway(at least 3.0 ft.wide)to the curb from each main
entrance oriented toward a street area.
(c) Maneuvering areas. In addition to the minimum dimensions for parking spaces,there must be sufficient
driveways and other maneuvering areas to allow ordinary, practical use of each required parking space.
Maneuvering areas for non-SFD uses must also comply with the following:
(1) To facilitate access to each required garage parking space,there must be a maneuvering area
immediately outside the garage opening.The minimum dimensions are 24 feet long and two feet wider
than the garage opening,and the area must be located entirely on the building site.
(2) Maneuvering areas may not be counted toward the required number of parking spaces except for
townhouses in the TH and all PDD-TH districts provided that all applicable emergency access and on-
site circulation requirements are met.
(3) Maneuvering areas(except those serving only one or two dwelling units) must be provided,sized and
arranged so that a large vehicle can enter and exit the required parking areas in a forward motion
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without backing into the street area.As used in this section, "large vehicle" means a truck 18 feet long,
with a turning radius of 24 feet(outside of bumper).
(4) Reasonable, usable"overhang"above low landscaping and similar areas may be counted toward
required maneuvering area.
(d) Traffic Engineering Handbook.All parking spaces, maneuvering areas, loading areas and other vehicular
facilities must comply with the applicable provisions of the Traffic Engineering Handbook,current edition,
including, in particular,Chapter 14.Where multiple standards are provided,the highest standard shall apply.
Where this ordinance provides specific numerical criteria different from the same criteria in the Traffic
Engineering Handbook,this ordinance controls.
(e) Other criteria.See Article 7 for additional criteria,including driveway, parking and garage regulations.
(Ord. No. 1878, § 1(ex.A),8-25-2008;Ord. No. 1977, §1(Exh.A),5-20-2013;Ord. No.2005,§ 1(Exh.A), 3-9-2015)
Section 10-103. Location of parking spaces.
(a) Same Site Rule.All parking spaces required by this ordinance must be located on the same building site with
the building space served. Exception:the required spaces may be located up to 300 feet from the entrance of
a building served (and may be outside the City limits)for:(i) parking for building sites not used primarily for
residential purposes where an increase in the number of spaces is required by a change or enlargement of
use, (ii)spaces allowed by this Ordinance to be used jointly for two or more uses or types of space, or(iii)a
community center, library,school, place of worship, museum or similar institution with mixed uses and types
of space served by common parking spaces.
(b) Yards and street areas.
(1) In an SF district,all parking areas and maneuvering areas(including dead-end or stub driveways) must
be behind the principal building or surrounded by opaque fences or walls at least six feet tall, and all
such areas are prohibited in front yards. Exception:On a building site accessible only from a roadway
marked for four lanes or more,there may be a driveway stub, if it meets all the following criteria:
(i) The stub must be designed to allow vehicles on a driveway to turn around and enter the roadway
headfirst;
(ii) The width of the stub may not exceed nine feet(plus up to two feet on each side for aprons);
(iii) The length of the stub,when added to the width of the driveway, may not exceed 24 feet(but if
the site width is 60 feet or more,the length of the stub may be up to 18 feet, in addition to the
actual width of the driveway);
(iv) The stub must be pervious pavement;
(v) Aprons may not be larger than two feet in any dimension;
(vi) No part of the stub or its aprons may be closer than two feet to any property line or public
sidewalk;and
(vii) The stub may be located in the front yard only to the extent that existing structures or
obstructions make another location impractical.
(2) In a non-SF district, no required parking space may be:
(i) Closer than 10 feet to a street area,except an alley; or
(ii) Farther than 500 feet(driving distance)from a street area.
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(c) Certain Joint Use of Spaces.The ZBA may issue a special exception to allow up to 75 percent of the parking
spaces required for any use or type of space to be used jointly for another use or type of space, if the ZBA
finds that no increase in on-street parking is likely to result.See Table 7-5a.
(d) Above-Grade and Underground Parking Prohibited. No parking spaces shall be located above grade or below
grade, meaning that all off-street parking required by this Article shall be provided as at-grade"surface"
parking. In the TCC district, no at-grade parking shall be located below any portion of a building.
(e) Easements in POD-Cl. In PDD-C1, parking spaces may not be located in any easement for underground
utilities.
(Ord. No. 1799, § 1(ex.A), 5-23-2005;Ord. No. 1894, § 1(ex.A),4-27-2009;Ord. No. 2005, §1(Exh.A),3-9-2015)
Section 10-104. Loading spaces.
On the same building site with every building used for non-residential purposes there must be adequate
loading space,separate and apart from the off-street parking spaces.The amount of loading space shall be
sufficient in size and configuration to avoid the possibility that loading or unloading would obstruct a street or
sidewalk,taking into account the proposed use of the building and the types of vehicles likely to serve it. However,
there must be at least one loading area(10 wide by 30 feet long)for each 20,000 square feet of gross floor area,or
fraction thereof, of building space likely to require loading space. Loading areas do not satisfy this section unless
they are located within 200 feet(measured in a straight line horizontally)of the farthest point in the building space
they serve.
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(Ord. No. 2075,§1(Att.A), 6-10-2019 )
Table 7-5a: General Rule:Every building site,vehicular area and related structure must conform
Parking,driveways,etc. to the applicable regulations shown,by District,in this table.("N/A"means the rule
does not apply.)Exceptions/Special Rules:(1)See special rules noted in table.(3)See
Article 9 regarding Planned Development Districts.(3)See Note 7 regarding special
exceptions.(4)See Article 10.
Item Regulation SF-1 SF-2 I SF-3 I TH I GR-1 I GR-2 I C I TCC
Off-street Number, Depends on land use,layout,etc.See this Table, Table 7-4a,and Article 10(including
parking spaces location,size, maneuvering areas,design requirements, "same site"rule,yards,street areas,
and parking design loading spaces,etc.).
areas
Other
regulations
apply;see,e.g.
Article 10
Maneuvering See Article 10
areas
Grouping or Not allowed,except in a QMDS platted parking reserve serving two or more DU's.
sharing. But see Note 2.
Use of parking Parking spaces for non-SFD uses may only be used for motor vehicle parking.See
areas Note 3.
Emergency Minimum 20 ft,via public or private street,to each principal building and each DU(or to an
accessway width.See Note adjacent open area accessible to firefighters and equipment).Other regulations also
1. apply,e.g,fire code.
Driveways and Minimum For SFD use:nine ft.
private streets width.See Note For non-SFD residential use:10 feet,or 17 feet if two-way and serving three or more
Other 1. DU's.
regulations Maximum width For SFD use:(i)Driveway serving any single-bay garage:12 feet. (ii)Driveway in a
apply;see,e.g. (in front yard or front yard serving rear garage or side-facing garage:12 feet.(iii)Driveway in side
Article 10 street area) street area of a corner site serving a side-facing garage with three or more bays:30
See Note 1. feet;(iv)Any other driveway:20 feet.For other residential uses:24 ft.(or 35 feet if
connecting to a major thoroughfare).For all other uses:30 feet(or 35 feet if
connecting to a major thoroughfare).
Maximum For non-SFD uses:160 feet,driving distance to the nearest street area,measured
length along centerline from farthest end point.A longer driveway is allowed if there is an
approved turnaround or second means of egress,or if the drive-way is platted as
part of the common area in a QMDS.
Route,location See Note 6. N/A
Spacing For non-SFD uses:There must be at least 40 feet between the"inside"apron edges
(at their narrowest points)of driveways serving the same building site.
Pavement Required type For SFD use:Hard-surfaced or pervious pavement required for each required
See Note 4. driveway and parking space;twin"ribbons"of pavement are permitted.For all other
uses:Reinforced concrete,with curbs and drains required for all vehicular areas.
Exceptions:(i)See Table 7-3(pervious pavement)and Note 4,below.(ii)See Article
10 regarding"overhang."
Markings;wheel Required type For non-SFD uses:Parking spaces must be clearly marked on the pavement,and
stops. wheel stops are required.See Note 12.
Curb cuts Number For SFD use:Maximum one per designated building site abutting the street.For non-
Other SFD uses: Maximum one per 50-ft.segment of street line.See Note 5.
regulations Max.width per Four feet(for aprons)plus the maximum driveway width allowed. Each curb cut
apply; 50-ft.segment must be confined to the part of the street area that directly abuts the building site(s)
see, e.g.Article of street line served.See Note 1.
10 and Chapter
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70 of the Code of
Ordinances.
Visibility Forbidden The following are forbidden on parts of a building site within a visibility triangle:
triangles structures, structures,plants or other things taller than 2.0 ft.or shorter than 8.0 ft.This does
See definitions in plants and other not require removal of trees in existence on July 1,1992,if kept pruned.
Article 2 things
Table 7-5a,cont. General Rule:Every building site,vehicular area and related
structure must conform to the applicable regulations shown,by
District,in this table.("N&A"means the rule does not apply.)
Exceptions/Special Rules:(1)See special rules noted in table.(3)
SeeArticle 9 regarding Planned Development Districts.(3)See Note
7 regarding special exceptions.(4)SeeArticle 10.
Item Regulation PDD- PDD- PDD- PDD- PDD- PDD- PDD- PDD-
SF1 SF2 TH1 TH2 TH4 TH5 TH7 Cl
Off-street parking spaces Number,location,size, Depends on land use,layout,etc.See this Table, Table 7-4a,and
and parking areas design Article 10(including maneuvering areas,design requirements,
Other regulations apply; "same site"rule,yards,street areas,loading spaces,etc.).
see,e.g.Article 10
Grouping or sharing. Not allowed,except in a QMDS platted parking reserve serving two
or more DU's.But see Note 2.
Use of parking areas Parking spaces for non-SFD uses may only be used for motor
vehicle parking.See Note 3.
Maneuvering areas See Article 10
Emergency accessway Minimum width 20 ft,via public or private street,to each principal building and
See Note 1. each DU(or to an adjacent open area accessible to firefighters and
equipment).Other regulations also apply,e.g,fire code.
Driveways and private Minimum width For SFD use:nine ft.
streets See Note 1. For non-SFD residential use:10 feet,or 17 feet if two-way and
Other regulations apply; serving three or more DU's.
see,e.g.Article 10 Maximum width(in front For SFD use:(i)Driveway serving any single-bay garage:12 feet.(ii)
yard or street area) Driveway in a front yard serving rear garage or side-facing garage:
See Note 1. 12 feet.(iii)Driveway in side street area of a corner site serving a
side-facing garage with three or more bays:30 feet;(iv)Any other
driveway:20 feet.For other residential uses:24 ft.(or 35 feet if
connecting to a major thoroughfare).For all other uses:30 feet(or
35 feet if connecting to a major thoroughfare).
Maximum length For non-SFD uses:160 feet,driving distance to the nearest street
area,measured along centerline from farthest end point.A longer
driveway is allowed if there is an approved turnaround or second
means of egress,or if the driveway is platted as part of the
common area in a QMDS.
Route,location See Note 6 I N&A
Spacing For non-SFD uses:There must be at least 40 feet between the
"inside"apron edges(at their narrowest points)of driveways
serving the same building site.
Pavement Required type For SFD use:Hard-surfaced or pervious pavement required for each
See Note 4. required driveway and parking space;twin"ribbons"of pavement
are permitted.For all other uses:Reinforced concrete,with curbs
and drains required for all vehicular areas.Exceptions:(i)See Table
7-3(pervious pavement)and Note 4,below.(ii)See Article 10
regarding"overhang."
Markings;wheel stops. Required type For non-SFD uses:Parking spaces must be clearly marked on the
pavement,and wheel stops are required.See Note 12.
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Curb cuts Number For SFD use:Maximum one per designated building site abutting
Other regulations apply; the street.For non-SFD uses:Maximum one per 50-ft.segment of
see,e.g.Article 10 and street line.See Note 5.
Chapter 70 of the Code Max.width per 50-ft. Four feet(for aprons)plus the maximum driveway width allowed.
of Ordinances. segment of street line Each curb cut must be confined to the part of the street area that
directly abuts the building site(s)served.See Note 1.
Visibility triangles Forbidden structures, See Chapter 82 of the Code of Ordinances.
plants and other things
Note 1.Width measurement methods.Minimum driveway width refers to unobstructed vehicular access path and,for non-SFD use,
pavement.Maximum driveway width refers to maximum width of pavement in a front yard or street area,excluding complying
curb cut aprons.Maximum curb cut width refers to the width of the driveway plus aprons,measured at the edge of the roadway.
Note 2.Grouped or shored parking.Article 10 also provides for a special exception,in certain circumstances.
Note 3.Parking exclusivity(non-SFD uses).Required parking spaces must be kept open,readily accessible and used for parking only,with
no sales,dead storage,display,repair work,dismantling or servicing of any kind.Required guest parking spaces must be kept
open and reserved for that use only.
Note 4.Pavement.The administrative official may approve other pavement designs and materials if the pavement designs and materials
will provide equal or better durability and satisfy the requirements of pervious pavement related to water runoff.
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.
Note 6.Route;Alternating Driveways.Each driveway must connect garage space to the street by the most direct route.On narrow sites
where alternate side yard areas apply(see"Yards"table),the following special restrictions also apply:(A)there must be a
driveway located as nearly as practicable to one side of the site;(B)the side is determined in accordance with the established
driveway pattern for the block face in question,if there is such a pattern;and(C)if there is no such pattern,and if there is an
adjacent driveway on one adjoining building site but not the other,the driveway must be on the side farthest from the adjoining
driveway.Exceptions:(i)this paragraph does not prohibit circular driveways specifically permitted under another ordinance of
the City,and(ii)a driveway may be curved or moved away from the most direct route to the extent reasonably necessary to
avoid destroying or seriously injuring a tree.
Note 7.Special Exceptions.The ZBA may issue a special exception for a parking area,garage or driveway(or other maneuvering area)in
another location or with a different design than prescribed by this ordinance,if it finds that:(i)the other location or design will
not unreasonably interfere with available light and air and will not significantly alter access for fire-fighting and similar needs;(ii)
the other location or design will prevent the destruction of a qualified tree;(iii)in the case of the remodeling of a principal
building,the location requested is the same location as an existing parking area,garage or driveway;or(iv)the location or design
requested is necessary for safety considerations.
Note 8.Curb Cuts in PDD-TH1.(i)If a building site abuts both Bellaire Boulevard and another street,then all vehicular access shall be
from the other street,and no more than two curb cuts shall be allowed.However,in the case of the development of Lots 6,7,8,
9 and the east ten feet of Lot 10,Block 1,Kent Place Addition,if Lot 6 is included in the same building site or in a joint
development with the other lots,vehicular access shall be limited to one curb cut on Mercer Street.(ii)If a building site abuts
only Bellaire Boulevard,vehicular access shall be limited to two curb cuts.
Note 9.Curb Cuts in PDD-THS.(i)If a building site abuts both Academy and Bissonnet,no curb cuts on Bissonnet and no more than two
curb cuts on Academy are permitted.(ii)If a building site abuts only Bissonnet,there may be no more than two curb cuts.
Note 10.Driveways in PDD-TH7.Cul-de-sac driveways in PDD-TH7 may not exceed 50 feet in length,or 200 feet if a terminus is provided
with dimensions adequate for turning.
Note 11.Curb Cuts in PDD-TH2.(i)If a building site abuts both Kirby Drive and another street,there may be one curb cut on Kirby Drive
and on each other abutting street.(ii)If a building site abuts only Kirby Drive,vehicular access shall be limited to two curb cuts.
Note 12.Curbs as Wheel Stops.Curbs may be used as wheel stops.Area outside a curb-wheel stop counts toward minimum parking
space dimensions if actually usable as"overhang"and not needed for maneuvering area.
(Ord. No. 1925,§1(ex.A),8-9-2010;Ord. No. 1977,§ 1(Exh.A),5-20-2013;Ord. No.2005,§1(Exh.A),3-9-2015;
Ord. No.2030,§1(Att.A),2-27-2017;Ord. No.3014,§2(Exh.A),4-12-2021)
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• Circular Driveways/Garage Doors/Off-Street Parking
o Review the rules(Chapter 70 and Zoning Ordinance—Appendix A) related to circular driveways,
garage doors and off-street parking for update and consistency within the Code of Ordinances.
■ This item will also be review by the Zoning and Planning Commission.
The following is not an all-inclusive list as Council, Staff and/or Board members can add items to future meeting
agendas to discuss and take any required action.
Staff is recommending these items be discussed and prioritized by the board for any further action.
2
(Code 2003, §6.403;Ord. No. 1748, § 1(6.403),8-11-2003)
Sec. 18-56. Site drainage; drainage plans.
(a) Basic drainage requirements. For each impact area (see definition in subsection (b)),the permittee must
prepare a drainage plan and obtain the approval of the building official, as required by this section.
Exception: No drainage plan is required for a project if the building official issues a "low impact"certification
after determining that the project will probably have no drainage impact, or very low impact,upon
neighboring property. In addition,each permittee,each successive owner and each successive person in
control of an impact area has a continuing duty to:
(1) Provide basic site drainage(see definition below)at all times, unless otherwise specified in an
approved drainage plan or an approved amendment; and
(2) Comply with the approved drainage plan(if the plan was required by this Code or any prior city
ordinance)or an approved amendment at all times.
(b) Definitions. In this section,the following terms have the meanings shown, unless the context clearly indicates
a different meaning:
(1) Basic site drainage means drainage that:
a. Captures substantially all of the rainwater that would fall onto the impact area, assuming a
rainfall of one inch in one hour;and
b. Causes that rainwater to be absorbed within the same building site or conveyed to a lawful
receiving place for rainwater,without escaping onto any other site and without washing
detectable quantities of soil or debris off the building site. Rainwater may be conveyed across
another site,if properly authorized by perpetual, recorded easement or a similar interest in the
land.
(2) Impact area means the area where grade-raising, major development or creation of green space occurs
(or occurred after July 7, 1991). In the case of major development or creation of green space,the entire
building site is included in the impact area.
(c) Drainage plans;content, types, etc.The applicant must prepare each drainage plan in two versions: "as
designed" and "as built."The requirements are as follows:
"As Designed"Version
(1)A topographic survey drawing —the impact area and the receiving points for runoff, "as-is," before work
(with sufficient"spot" elevations on the site begins
and flow directions,as determined
by the building official)showing—
—established drainage patterns across property lines
(2)Clear drawings and descriptions —provide basic site drainage but in no case shall more than six inches
of temporary and permanent above existing grade of fill be allowed. However,the building official may
drainage measures"as designed" authorize additional fill above the six-inch limit if the building official
that— determines additional fill is necessary for proper drainage
—minimize the amount of fill and tree damage
—provides drainage away from building foundations as required by
applicable regulations
—mitigate significant interference with established drainage patterns
across property lines toward the impact area (up to the capacity of a
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four-inch drain pipe-or its equivalent—from the rear of the site to the
street)
—provides for basic stormwater quality protection as may be required by
applicable regulations
(3)A written certification,signed and sealed by the permittee that the"as-designed"drainage measures will
meet the requirements set out above
(4)Additional information requested by the building official
"As built"Version
(1)Clear drawings and descriptions —substantially conform to the"as-designed"version of the drainage
of permanent drainage measures plan, including the topographic survey data
"as built"that—
—provide basic site drainage but in no case shall more than six inches
above existing grade of fill be allowed unless authorized by the building
official in the"as designed" plans
—minimize the amount of fill and tree damage
—provide drainage away from building foundations as required by
applicable regulations
—mitigate significant interference with established drainage patterns
across property lines toward the impact area (up to the capacity of a
four-inch drain pipe-or its equivalent—from the rear of the site to the
street)
—provides for basic stormwater quality protection as may be required by
applicable regulations
(2)A written certification that the"as-built"drainage measures meet the requirements set out above,signed by
the permittee
(3)Additional information requested by the building official
(d) Drainage plans;preparation, etc.
(1) Preparation and processing, "as designed" plans:
a. The"as designed"version of the drainage plan must be filed with the building official before
issuance of the initial permit for the project.As provided by this Code,the drainage plan may be
submitted as a component of a site plan.
b. The building official shall approve the"as designed" plan, unless the building official notices some
non-compliance with this section or other applicable regulations.
c. No permit may be issued until the "as designed"site plan is approved.
(2) Preparation and processing, "as built"plans:
a. Each permittee must deliver the"as built"version of the drainage plan to the building official by
the sooner of:
1. The 30th day following completion of the project(including final ground cover and
landscaping);or
2. The 30th day following the expiration of the permit.As provided by this Code,the drainage
plan may be submitted as a component of a site plan.
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b. The building official shall review and approve the "as built" plan, unless the building official
notices some non-compliance with this section or other applicable regulations.
c. Any fee charged by the city for reviewing the "as built"drainage plan may be waived if the
building official determines that the"as built" plan is not substantially different from the
approved"as designed"plan and can be readily compared.
d. No final occupancy permit or similar approval (except a temporary certificate of occupancy) may
be issued until the "as built" drainage plan is approved.
(3) Amendments.Amendments to drainage plans are handled in the same manner as original plans.
Exception: No amended drainage plan is required for a project if the building official issues a "low
impact" certification after determining that the project will probably have no drainage impact, or very
low impact, upon neighboring property.
(e) Drainage plans;implementation. Either temporary or permanent measures to achieve basic site drainage
must be put into effect before grade-raising work or major development starts.Any temporary measures
must remain in effect until permanent measures are installed and are operating as designed.Temporary
measures may incorporate all or part of the permanent measures. Permanent measures must be installed
and operating as designed as soon as practicable after grade-raising work or major development is
completed.
(f) Other rights and duties.Some persons may have state-created or recognized rights and duties with respect
to surface water and drainage. For example, under state water laws,a property owner may have the right to
allow water to drain naturally onto neighboring property,and the owner of the neighboring property may
have the duty to receive the water. Neither this Code nor any actions taken by city officials shall ever be
interpreted to diminish any other rights or duties arising under state water laws.Any person receiving a city
permit or other approval remains obligated to carry out all state-created duties and to respect all state-
created rights,whether compelled to do so by the city,or not. Every property owner remains free to pursue
all state-created rights and remedies against other property owners, and it is neither required nor
appropriate to involve the city in any such proceeding.
(Code 2003, §6.405;Ord. No. 1748, § 1(6.405),8-11-2003;Ord. No. 2052, §1,5-21-2018)
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