AH Council Meeting 11/9/15 - Item #7 - MF-D Amendments

Case #381Chapter 3, Article VI

Multiple Family Dwelling District(MF-D) Amendments

Presented By: Jason LutzCommunity Development Services Director

City Council MeetingAgenda Item #7

November 9, 2015

SUMMARY The proposed amendments will update the

current MF-D regulations concerning landuses, lot area, lot width, lot coverage,setbacks, articulation, building heights,parking requirements, and landscaping, aswell as codify key elements of the City’sComprehensive Plan.

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BACKGROUND On January 26, 2015 City Council passed

a resolution creating a Commercial CodeCommittee (CCC) to review and possiblymake recommendations to the zoning codeconcerning commercial and multi-familyzoned properties.

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BACKGROUND The CCC established a set of goals based

on Council direction. The ultimate goal was codifying the key

elements of the City’s Comprehensive Plan.

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BACKGROUND The Commercial Code Committee has

spent approximately 36 hours holding public meetings to consider the proposed amendments.

This was in addition to the numerous hours each member spent doing research and reviewing documents provided by staff.

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CCC - GOALS Phase I – Update the MF-D standards to reflect

comprehensive plan concepts. Create development standards that allow

for a mixture of differing types of multi-family developments.

Create development standards forsetbacks, density, height, the publicrealm.

Create additional standards for propertieslocated on Broadway/Austin Hwy.

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Sec. 3-41 – Land Uses

P&Z Recommendation – Approved theAmendments with the followingrecommendations: Only require 10% of the developments gross

square footage to have the retail/commercialcomponent and allow single-family attacheddevelopments (townhomes/row houses) tohelp activate the public realm

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Sec. 3-41 – Land Uses

Recommended Language (Based on P&ZRecommendations) For any multi-family project located on

Broadway, south of Albany Street, the 1stfloor adjacent to the public rights-of-wayshall be utilized for “Commercial & Retail”land uses which are permitted in BusinessDistrict One (B-1) and Office District (O-1),as permitted in Article II, Sec. 3-8.

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Sec. 3-41 – Land Uses Recommended Language (Based on P&Z

Recommendations) The “Commercial & Retail” component shall

consist of ten (10) percent of the buildingsgross square footage (not including parkingstructures).

A multi-family development leasing office orother amenities shall not count towards the10% requirement.

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Recommendations) The upper floors of any multi-family

development may be uses for land useswhich are permitted in Business District One(B-1) and Office District (O-1), but theseshall not count towards the 10%requirement.

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Recommendations) One-family dwellings, attached and

detached, are prohibited on propertiesthat have their front lot line alongBroadway or Austin Hwy. Ground/1stfloor liner units may be permitted.

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Sec. 3-42 – Lot Area

Density calculations were based on “numberof stories” and were changed to be based onbuilding height.

Deleted requirement for an SUP for multi-family projects over 3 stories.

P&Z Recommendation – Approved theAmendments

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Sec. 3-44 – Front Yard Setbacks

Changed the front yard setback from 25’ to20’.

Relocated regulations found in Sec. 3-81“Special Front Yard Regulations” into thissection.

Added a requirement for ArticulationStandards, as found in the ResidentialDesign Standards.

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Created special development standards forproperties located on Broadway, south ofAlbany. Min/Max setback of 0’ 75% of building face shall be at

setback. Remaining portions may beutilized for courtyards, dining areas,or similar public uses.

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Sec. 3-45 – Side Yard Setbacks

Changed side yard setback (single-familystructures) from 5’ to 6’.

Deleted minimum total side yard setback of15’.

Deleted maximum total side yard setback of30’.

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For multiple structures located on a singlelot a minimum wall separation of 6’, providedthat all building/fire codes are met.

Added a 15’ side yard setback & 2:1 loomingstandard for properties to SF-A & SF-Bzoning districts

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Created special development standards forproperties located on Broadway, south ofAlbany. Min setback of 0’ Max setback of 8’ Added exceptions to the max side

setback of 8’ (up to 35’ max)

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Sec. 3-45 – Side Yard Setbacks P&Z Recommendation – Approved the

Amendments with following recommendations: For multiple-structures on a single lot the

wall separation shall be 12’ (based on FireDept. Concerns)

Eaves & roof overhangs may onlyencroach up to 2’ on interior side yards(based on Fire Dept. Concerns)

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Sec. 3-46 – Rear Yard Setbacks

Allows AC & pool units to encroach into rearyard setback but no closer than 6’ from theproperty line.

Requires 15’ rear yard setback and 2:1looming standard for properties adjacent toSF-A & SF-B zoning districts.


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Sec. 3-47 – Lot Coverage

Changed title to Impervious Cover. Building coverage (not including parking or

other impervious cover) of 35% waschanged to 85% (this does include thebuilding and other impervious coverage).

No max impervious coverage for propertieson Broadway or Austin Hwy.

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Sec. 3-47 – Lot Coverage

Does not waive any landscaping orstormwater requirements.


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Sec. 3-48 – Building Height

Changed permitted height from 2.5 stories to3 stories but maintained a 35’ height fromaverage grade.

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Created special development standards forproperties located on Broadway and AustinHwy. Changed max height to 55’ from average

grade, but not to exceed 4 stories alongthe Broadway/Austin Hwy. frontage.

For properties along Broadway, south ofAlbany a min 2 stories required

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Sec. 3-49 – Required Off-street Parking

Requires parking in rear of property or onside past the front wall plane.

Side parking must be screened. 1-20 units require 2 spaces, any additional

unit requires 1.5 per unit. Surface lot require trees (1 per 8 spaces)

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Landscaping required along all boundariesof parking areas.

Defines parking structures (parking garages)as main structures not accessory structuresand must be screened.

Deleted the requirement for 2 spaces (onecovered)

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P&Z Recommendation – Approved the Amendments with following recommendations: That the ratio of parking be changed to

1.5 per unit across the board. (Police & Fire have concerns with this

ratio)

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Sec. 3-50 – Landscaping

Changed title to Landscaping, Screening,Sidewalks, and Lighting.

Requires street trees to be planted atintervals of 25’ or distance based on speciestype.

Requires landscaping in setback areas. Requires sidewalks (5’ in all areas & 10’ on

Broadway, south of Albany).

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Sec. 3-50 – Landscaping


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SITE TESTING

The practical application of the proposedcode amendments was tested by twoarchitectural firms (Overland Partners andAlamo Architects). The draft was modifiedbased on the testing results.

Three sites were chosen for testing basedon the unique regulations, for certain areas,being proposed.

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SITE TESTING

1. Upper Broadway - (Between Inslee Ave. &College Blvd.

2. Lower Broadway - (Between Terrell Rd. andHarrigan Ct.

3. Mid-block off of Broadway – (GenericLocation)

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TESTING IMAGES – HEIGHT/SETBACKS

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TESTING IMAGES – LAND USE

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TESTING IMAGES – PARKING

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TESTING IMAGES – STREETSCAPE

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PUBLIC NOTIFICATION Appropriate notice was posted on the City

website and a legal notice was printed inthe official newspaper of the City of AlamoHeights.

Responses received: Support: (0) Oppose: (0)

QUESTIONS?

AH Council Meeting 11/9/15 - Item #7 - MF-D Amendments

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Transcript of AH Council Meeting 11/9/15 - Item #7 - MF-D Amendments