Chapter 3, Article VI Multiple Family Dwelling District (MF-D) Amendements

1. Case #381
Chapter 3, Article VI
Multiple Family Dwelling District
(MF-D) Amendments
Presented By: Jason Lutz
Community Development Services Director
City Council Meeting
Agenda Item #7
November 9, 2015

2. SUMMARY
 The proposed amendments will update the
current MF-D regulations concerning land
uses, lot area, lot width, lot coverage,
setbacks, articulation, building heights,
parking requirements, and landscaping, as
well as codify key elements of the City’s
Comprehensive Plan.

3. 3
BACKGROUND
 On January 26, 2015 City Council passed
a resolution creating a Commercial Code
Committee (CCC) to review and possibly
make recommendations to the zoning code
concerning commercial and multi-family
zoned properties.

4. 4
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.

5. 5
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.

6. 6
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 for
setbacks, density, height, the public
realm.
 Create additional standards for properties
located on Broadway/Austin Hwy.

7. 7
Sec. 3-41 – Land Uses
 P&Z Recommendation – Approved the
Amendments with the following
recommendations:
 Only require 10% of the developments gross
square footage to have the retail/commercial
component and allow single-family attached
developments (townhomes/row houses) to
help activate the public realm

8. 8
Sec. 3-41 – Land Uses
 Recommended Language (Based on P&Z
Recommendations)
 For any multi-family project located on
Broadway, south of Albany Street, the 1st
floor adjacent to the public rights-of-way
shall be utilized for “Commercial & Retail”
land uses which are permitted in Business
District One (B-1) and Office District (O-1),
as permitted in Article II, Sec. 3-8.

9. 9
Sec. 3-41 – Land Uses
 Recommended Language (Based on P&Z
Recommendations)
 The “Commercial & Retail” component shall
consist of ten (10) percent of the buildings
gross square footage (not including parking
structures).
 A multi-family development leasing office or
other amenities shall not count towards the
10% requirement.

10. 10
Sec. 3-41 – Land Uses
 Recommended Language (Based on P&Z
Recommendations)
 The upper floors of any multi-family
development may be uses for land uses
which are permitted in Business District One
(B-1) and Office District (O-1), but these
shall not count towards the 10%
requirement.

11. 11
Sec. 3-41 – Land Uses
 Recommended Language (Based on P&Z
Recommendations)
 One-family dwellings, attached and
detached, are prohibited on properties
that have their front lot line along
Broadway or Austin Hwy. Ground/1st
floor liner units may be permitted.

12. 12
Sec. 3-42 – Lot Area
 Density calculations were based on “number
of stories” and were changed to be based on
building height.
 Deleted requirement for an SUP for multi-
family projects over 3 stories.
 P&Z Recommendation – Approved the
Amendments

13. 13
Sec. 3-44 – Front Yard Setbacks
 Changed the front yard setback from 25’ to
20’.
 Relocated regulations found in Sec. 3-81
“Special Front Yard Regulations” into this
section.
 Added a requirement for Articulation
Standards, as found in the Residential
Design Standards.

14. 14
Sec. 3-44 – Front Yard Setbacks
 Created special development standards for
properties located on Broadway, south of
Albany.
 Min/Max setback of 0’
 75% of building face shall be at
setback. Remaining portions may be
utilized for courtyards, dining areas,
or similar public uses.

15. 15
Sec. 3-44 – Front Yard Setbacks
 P&Z Recommendation – Approved the
Amendments

16. 16
Sec. 3-45 – Side Yard Setbacks
 Changed side yard setback (single-family
structures) from 5’ to 6’.
 Deleted minimum total side yard setback of
15’.
 Deleted maximum total side yard setback of
30’.

17. 17
Sec. 3-45 – Side Yard Setbacks
 For multiple structures located on a single
lot a minimum wall separation of 6’, provided
that all building/fire codes are met.
 Added a 15’ side yard setback & 2:1 looming
standard for properties to SF-A & SF-B
zoning districts

18. 18
Sec. 3-45 – Side Yard Setbacks
 Created special development standards for
properties located on Broadway, south of
Albany.
 Min setback of 0’
 Max setback of 8’
 Added exceptions to the max side
setback of 8’ (up to 35’ max)

19. 19
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 Fire
Dept. Concerns)
 Eaves & roof overhangs may only
encroach up to 2’ on interior side yards
(based on Fire Dept. Concerns)

20. 20
Sec. 3-46 – Rear Yard Setbacks
 Allows AC & pool units to encroach into rear
yard setback but no closer than 6’ from the
property line.
 Requires 15’ rear yard setback and 2:1
looming standard for properties adjacent to
SF-A & SF-B zoning districts.
 P&Z Recommendation – Approved the
Amendments

21. 21
Sec. 3-47 – Lot Coverage
 Changed title to Impervious Cover.
 Building coverage (not including parking or
other impervious cover) of 35% was
changed to 85% (this does include the
building and other impervious coverage).
 No max impervious coverage for properties
on Broadway or Austin Hwy.

22. 22
Sec. 3-47 – Lot Coverage
 Does not waive any landscaping or
stormwater requirements.
 P&Z Recommendation – Approved the
Amendments

23. 23
Sec. 3-48 – Building Height
 Changed permitted height from 2.5 stories to
3 stories but maintained a 35’ height from
average grade.

24. 24
Sec. 3-48 – Building Height
 Created special development standards for
properties located on Broadway and Austin
Hwy.
 Changed max height to 55’ from average
grade, but not to exceed 4 stories along
the Broadway/Austin Hwy. frontage.
 For properties along Broadway, south of
Albany a min 2 stories required

25. 25
Sec. 3-48 – Building Height
 P&Z Recommendation – Approved the
Amendments

26. 26
Sec. 3-49 – Required Off-street Parking
 Requires parking in rear of property or on
side 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)

27. 27
Sec. 3-49 – Required Off-street Parking
 Landscaping required along all boundaries
of parking areas.
 Defines parking structures (parking garages)
as main structures not accessory structures
and must be screened.
 Deleted the requirement for 2 spaces (one
covered)

28. 28
Sec. 3-49 – Required Off-street Parking
 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)

29. 29
Sec. 3-50 – Landscaping
 Changed title to Landscaping, Screening,
Sidewalks, and Lighting.
 Requires street trees to be planted at
intervals of 25’ or distance based on species
type.
 Requires landscaping in setback areas.
 Requires sidewalks (5’ in all areas & 10’ on
Broadway, south of Albany).

30. 30
Sec. 3-50 – Landscaping
 P&Z Recommendation – Approved the
Amendments

31. 31
SITE TESTING
 The practical application of the proposed
code amendments was tested by two
architectural firms (Overland Partners and
Alamo Architects). The draft was modified
based on the testing results.
 Three sites were chosen for testing based
on the unique regulations, for certain areas,
being proposed.

32. 32
SITE TESTING
1. Upper Broadway - (Between Inslee Ave. &
College Blvd.
2. Lower Broadway - (Between Terrell Rd. and
Harrigan Ct.
3. Mid-block off of Broadway – (Generic
Location)

33. 33
TESTING IMAGES – HEIGHT/SETBACKS

34. 34
TESTING IMAGES – LAND USE

35. 35
TESTING IMAGES – PARKING

36. 36
TESTING IMAGES – STREETSCAPE

37. 37
TESTING IMAGES – HEIGHT/SETBACKS

38. 38
TESTING IMAGES – LAND USE

39. 39
TESTING IMAGES – PARKING

40. 40
TESTING IMAGES – STREETSCAPE

41. 41
TESTING IMAGES – HEIGHT/SETBACKS

42. 42
TESTING IMAGES – LAND USE

43. 43
TESTING IMAGES – PARKING

44. 44
TESTING IMAGES – STREETSCAPE

45. 45
PUBLIC NOTIFICATION
 Appropriate notice was posted on the City
website and a legal notice was printed in
the official newspaper of the City of Alamo
Heights.
 Responses received:
 Support: (0)
 Oppose: (0)

46. QUESTIONS?