Harris County Unified Development Code Update-January 21, 2020 Listening Sessions with Harris County Commissioners

Wood Environment & Infrastructure Solutions, Inc.  –  January 21, 2020

Listening Sessions with Harris County Commissioners – Summary

Issues & Needs

Land Use/Zoning

• Codes need to be evaluated, refined and reorganized, as appropriate, due to piecemeal development of the zoning ordinance and codes over time.
• Need to diversify land uses in the county in order to better balance the tax base; need more industrial/commercial development; currently, single family residential carries too much tax burden:
  • Hard to attract commercial development due to low density/population
  • Need water, sewer and more rooftops to attract retail/restaurants and other amenities the community expresses desire for
• Need to balance the goal to maintain rural atmosphere with the need for strategic growth where there is capacity to support it.
• There is opportunity to encourage growth near Interstate 185 – 4 exits with little/no development or economic benefit to the county.
• Mixed ideas and vision about growth of the county – some people want no growth at all, some people are open to growth in certain areas where it makes sense.
• PRD Zoning District:
  • The intended result can be good for the county if implemented in appropriate areas and to high quality standards
  • ¼ acre is too small for minimum lot size
  • Must require higher design standards to maintain quality
• Need to develop regulations/restrictions for certain uses that the zoning code does not currently address, including:
  • Solar farms – require screening/buffers from public ROW
  • Wineries / Breweries
  • Event venues – enhance requirements/restrictions
  • Tiny homes
  • Hemp/CBD farm
  • Farmer’s market (Agriculture and/or Commercial)
  • Food trucks
• Need to develop a short term rental ordinance (likely separate from Zoning Ordinance) to adequately address Air B&B, VBRO, etc. (like many other counties have done).

Development Standards

• County standard road width may not be adequate in all cases – potential to hinder access for emergency vehicles, especially in developments like PRD that might have on-street parking:
  • Need to increase minimum road width requirements to ensure adequacy, and allow on-street parking only where appropriate
• Consider increasing setbacks (from street/ROW to building line):
  • Around perimeter of development
  • Front setbacks – maintain rural character
• Density & minimum lot sizes:
  • Controversy with minimum 2-acre lot size requirement: some believe it hinders growth and encourages unhealthy sprawl, while some like the larger lot sizes and do not want it to change.
  • Two-acre minimum lot sizes are appropriate in more rural parts of the county; portions of southern Harris County (where most of the growth is going on) and other areas with capacity and infrastructure (like near cities) may be appropriate for smaller lot sizes:
    • 2 acre lot development and PRD development can co-exist in Harris County if in proper locations and if all is quality development.
  • Larger minimum lot sizes may ultimately hinder growth if they are applied uniformly countywide (inefficient land use); we must be strategic about where larger or smaller lot sizes are appropriate and compatible.
  • There is a need for more dense and diverse development to grow and diversify the county tax base; if growth patterns remain as they are currently, there will be increased pressure to continue to raise taxes and/or cut county services.
  • Need to evaluate net density vs. minimum lot size issue, enhance flexibility to realize the right kind of development given the land conditions.
  • Need to coordinate with County Health Department concerning lot size requirements associated with soils, septic systems and the process of coordination with County zoning.
• Consider accommodating senior living development concepts; may be suitable for PRD or similar type of development where smaller lot sizes (less maintenance) and different housing types are appropriate and appropriately restricted (e.g. to 55+).
• Codify & enforce regulations making developers responsible for all utilities.
• Evaluate parking requirements (quantity of parking) for certain uses:
  • Confirm appropriate parking space requirement & liquor license affiliation
• Private Easements:
  • Evaluate ordinance that prohibits land subdivision where access is from private easement:
    • Consider adding exception for property that was in private agreement before date that the related standard was adopted
    • Consider on a case-by-case basis
  • Evaluate issues with water/sewer utilities & potential for growth; prepare to either coordinate with Columbus Water Works or otherwise appropriately address sewer extension needs.

Design Standards

• Curb and gutter should be required for all new subdivisions, especially more dense ones like PRD.
• Review spacing between houses to ensure they are not too close together (in the context of fire safety/protection).
• Maintain high-quality development; discourage lowering housing construction quality in any type of development.
• PRD development & development with higher density should require high design standards.
  • Curb & gutter along roads, landscaping, greenspace/amenities, sidewalks where possible, etc.
• Review sign ordinances – some standards may be unrealistic for smaller businesses.

Process & Procedures

• Evaluate length of time that site plan approvals are valid without having to go back through the review and approval process with updated information that reflects current environment (DRI’s, impact studies, etc.).
• Consider development impact fees & stormwater utility as funding options to address infrastructure needs tied to future growth and development in the county in a way that lessens tax impact on existing residents.
• Decommissioning bonds should be required for certain projects (e.g., solar farms)
• Tighten maintenance obligations placed on property owners/HOAs.
• Evaluate zoning and permit application requirements, and update as necessary.

Public Involvement

• Need to hear opinions of residents and the broad public
• Need to ensure local Facebook groups are aware of the UDC update project and the official Harris County webpage to share official information about the project.
• Need to be aware of different perceptions about how Harris County can successfully grow and maintain its rural atmosphere; there are different perceptions about density and what it looks like in Harris County.

Need to attract more people to public outreach efforts throughout the process, and also provide ways for public input from people who choose not to attend public meetings