1. Allandale Neighborhood Association General Meeting Presentation CodeNext Mapping Impacts
May 3, 2017

2. ANA Position on Draft CodeNext Text
ANA supports the creation of residential non-transect zones equivalent to what currently exists for SF2.
Put back the Neighborhood Plan Overlay which stated “All Neighborhood Plan conditions apply to development within the planning area” and that Neighbor Plans supersede all other zoning requirements.”
Revise mapping of Transect Zones restricting them to the back property lines of properties abutting activity corridors.
Preserve new stricter rules in draft code requiring redevelopment to meet pre-developed conditions.

3. ANA Position on Draft CodeNext Text
Continue neighborhood parking permits restricting parking in neighborhoods from adjacent uses with inadequate parking.
Increase promotion of shared parking among businesses along activity corridors.
Preserve existing housing stock as a way to increase affordable housing.
Increase the amount of affordable housing for families, by establishing goals for housing with 2 or more bedrooms.
Assure transparency of methodology for assessing community benefits when giving developers density bonuses.
Limit STR’s as they remove affordable housing stock.

4. PROPOSED LOW DENSITY RESIDENTIAL (LDR)
EXISTING SF2
Single Family Residential
PROPOSED LOW DENSITY RESIDENTIAL (LDR)
Single Family Residential
One of the concerns is that ADU’s are allowed with approval of a Minor Use Permit, which is at the discretion of the Planning Director. If we must have ADU’s, ANA wants this to require CUP approval at a minimum.

5. Changes Between Zones House and Lot Description SF2 LDR
Lot Size, SF (min.)
5750
Lot Width, ft. (min.) 50
None
Lot Depth (min.)
Intensity, FAR/ Gross Floor Area 1
0.4/2300
Setbacks, ft. (min.)
Front 2 25
side street 15
side interior 5
back 10
House and Lot Description
SF2
LDR
Height, ft. eave/overall (max.) 35
Height, ft. eave/ADU
N/A 30
Units per Lot (max.) 1
Impervious Cover, % (max.) 45
Building Cover, % (max.) 40
Note 1 Current 25-2 Subchapter F Article 2- The maximum amount of development permitted on a property subject to this Subchapter is limited to the greater of 0.4 to 1.0 floor-to-area ratio or 2,300 square feet of gross floor area. Proposed language states that the most restrictive will be used.
Note 2 - Current 25-2 Subchapter F Article 2- McMansion provision allowing averaging of 4 nearest houses on same side if houses to not meet minimum.
FLOOR AREA RATIO means the ratio of gross floor area to gross site area.

6. Changes Between Zones SF2 LDR Use Parking Single Family 2/unit 1/unit
Single Family, >4,000 sf & 6 bdrm
1/bdrm
B&B Group 1 (5 unit max.)
1+1/unit
B&B Group 2 (10 unit max.)
STR
ADU
Retirement Housing <12
1.6/unit
0.8/bdrm
Home Occ.
Family Home
SF2
LDR
Use
Parking
Group Home. Class 1 (Limited)
Dept. Director
Group Home <7
1+ 1/2 bdrm
Group Home. Class (General)
Group Home 7-15
Limited Day Care <7
1/staff
Small Day Care <7
1/350 SF
General Day Care <20
Large Day Care <20
Commercial Day Care
Cultural Services
1/500 SF
Library, Museum
Mtg. Facility
With the exception of ADU’s and duplexes, the uses among the T3 zones that have been mapped in Allandale are the same. Uses that are new or revised that are of concern are Home Occupation, Meeting Facility (Public or Private) and Accessory Uses. ANA is seeking clarification on the definition of these uses especially Accessory Uses which is very broad.
In general the parking requirements have been cut in half and can be even further reduced per Section 23-4E-3080 Parking and Loading.
RED – CUP Required (Planning Commission) , GREEN – MUP Required (Planning Director)

7. Changes Between Zones SF2 LDR Use Parking Safety Services
Dept. Director
Safety Facility
College/Univ.
App. A
Private Prim./ Sec. School
1.5 per staff
Public Prim./ Sec. School
1.5 per staff+ 1 per 3 students
Parks and Rec Services
Park/Play-ground
Comm. Rec., Public/Private
Comm. Rec, Non-profit (Includes Club/Lodge)
SF2
LDR
Use
Parking
Club or Lodge
1 per 5 persons
Community Garden
Dept. Director
Community Agriculture
Urban Farm (>1 acre)
Access. Uses
Comm./ Telecomm.
Local Utility
Local Utilities
Special Hist.
Religious Assembly
Not shown for LDR: Temporary (TUP) and Special Uses (CUP).

8. PROPOSED T3 NEIGHBORHOOD EDGE WIDE LOT (T3NE.WL) ADDS
EXISTING SF2
Single Family Residential
PROPOSED T3 NEIGHBORHOOD EDGE WIDE LOT (T3NE.WL) ADDS
Side by Side Duplexes
Carriage Houses (ADU)

9. Changes Between Zones House and Lot Description SF2 T3NE.WL
Lot Size, SF (min.)
5750
None
Lot Width, ft. (min.)
50 1 70
Lot Depth (min.)
120
Intensity, FAR/ Gross Floor Area
0.4/2300
Setbacks, ft.
min.
min./max.
Front 2 25
30/45
side street 15
15/35
side interior 5
5/ --
back 10
20 3 /--
House and Lot Description
SF2
T3NE.WL
Height, ft. eave/overall (max.) 35 32
Height, ft. eave/ADU
N/A 28
Units per Lot (max.) 1 2
Stories (max.)
Impervious Cover, % (max.) 45
Building Cover, % (max.) 40
Note 1 – 25’ for small house form for lots that exist at time code adopted.
Note 2 – allowed to align with adjacent buildings that are less than min.
Note 3 - 5’ is adjacent to alley
ADU’s only on corner lots?
Shared driveways allowed

10. Changes Between Zones SF2 T3NS.WL Use Parking Single Family 2/unit
Single Family, >4,000 sf & 6 bdrm
1/bdrm
Two Family
B&B Group 1 (5 unit max.)
1+1 per unit
1+ 1/2 bdrms
B&B Group 2 (10 unit max.)
ADU
STR
Retirement Housing <12
1.6/unit
1+ 1/2 residents
Home Occ. ?
None
SF2
T3NS.WL
Use
Parking
Family Home
2/unit
Group Home. Class 1 (Limited)
1+ 1/2 residents
Group Home <7
Group Home. Class (General)
Group Home 7-15
Limited Day Care <7
1/staff
Small Day Care <7
1/unit
General Day Care <20
Large Day Care <20
Commercial Day Care
Cultural Services
1/500 SF
Library, Museum
1/500 SF after 2500 SF
Mtg. Facility,
1/100 SF after 1200 SF

11. Changes Between Zones SF2 T3NS.WL Use Parking Safety Services
Dept. Director
Safety Facility
College/Univ.
App. A
College/ Univ.
1.5/staff+ 1/3 students
Private Prim./ Sec. School
1.5/staff + 1/3 students
Private Prim./ Sec. School
Public Prim./ Sec. School 3
Public Prim./ Sec. School
Parks and Rec Services
Park/Play-ground
SF2
T3NS.WL
Use
Parking
Comm. Rec., Public/Private
Dept. Director
Comm. Rec, Non-profit)
Club or Lodge
1/5 persons
Community Garden
Community Agriculture
Urban Farm (>1 acre)
Access. Uses
Comm./ Telecomm.
Local Utility
Local Utilities
Special Hist.
Temp uses allowed with TUP and Special Uses allowed with CUP
Note 3 – per every 3 11th and 12th Grade students.

12. PROPOSED T3 NEIGHBORHOOD DEEP SETBACK (T3N.DS) ADDS
EXISTING SF2
Single Family Residential
Small House (25’ Lot Width)
PROPOSED T3 NEIGHBORHOOD DEEP SETBACK (T3N.DS) ADDS
Cottage Courts (6 Unit Max)
Side by Side Duplexes
Carriage Houses (ADU)

13. Changes Between Zones House and Lot Description SF2 T3N.DS
Lot Size, SF (min.)
5750
None
Lot Width, ft. (min.) 50
Small House
25 1
Side by Side Duplex
Wide House
Cottage Corner
Cottage Court
100
Lot Depth, ft. (min.)
House and Lot Description
SF2
T3N.DS
Lot Depth. ft. (min.) cont’
Cottage Court
125
Cottage Corner
Intensity, FAR/ Gross Floor Area
0.4/2300
Setbacks, ft.
min.
min./max.
Front 2 25
20/30
side street 15
20/15
side interior 5
5/ --
back 10
20 3/ --
Note 1 – 25’ for small house form for lots that exist at time code adopted.
Note 2 – allowed to align with adjacent buildings that are less than min.
Note 3 –5’ is adjacent to alley
Note 4 –ADU not allowed with this house form
Shared driveways allowed

14. Changes Between Zones House and Lot Description SF2 T3N.DS
Height, ft. eave/ overall (max.) 35 32
Height, ft. eave/ ADU (max.)
N/A 28
Height, ft. eave/ Cottages (max.) 22
Units per Lot (max.) 1
Small House 2
Side by Side Duplex
Wide House
Cottage Corner 4 3
Cottage Court 4 6
House and Lot Description
SF2
T3N.DS
Stories (max.) 2
Impervious Cover, % (max.) 45
Building Cover, % (max.) 40
Shared driveways allowed

15. Changes Between Zones SF2 T3N.DS Use Parking Single Family 2/unit
Single Family, >4,000 sf & 6 bdrm
1/bdrm
Two Family
B&B Group 1 (5 unit max.)
1+1 per unit
1+ 1/2 bdrms
B&B Group 2 (10 unit max.)
ADU
STR
Retirement Housing <12
1.6/unit
1+ 1/2 residents
Home Occ.
None
SF2
T3N.DS
Use
Parking
Family Home
2/unit
Group Home. Class 1 (Limited)
1+ 1/2 residents
Group Home <7
Group Home. Class (General)
Group Home 7-15
Limited Day Care <7
1/staff
Small Day Care <7
1/500 SF
General Day Care <20
Large Day Care <20
Commercial Day Care
Cultural Services
Library, Museum
1/500 SF after 2500 SF
Mtg. Facility,
1/100 SF after 1200 SF

16. Changes Between Zones SF2 T3N.DS Use Parking Safety Services
Dept. Director
Safety Facility
College/Univ.
App. A
College/ Univ.
1.5/staff+ 1/3 students
Private Prim./ Sec. School
1.5/staff + 1/3 students
Private Prim./ Sec. School
Public Prim./ Sec. School 3
Public Prim./ Sec. School
Parks and Rec Services
Park/Play-ground
SF2
T3N.DS
Use
Parking
Comm. Rec., Public/Private
Dept. Director
Comm. Rec, Non-profit)
Club or Lodge
1/5 persons
Community Garden
Community Agriculture
Urban Farm (>1 acre)
Access. Uses
Comm./ Telecomm.
Local Utility
Local Utilities
Special Hist.
Temp uses allowed with TUP and Special Uses allowed with CUP
Note 3 – per every 3 11th and 12th Grade students.

17. PROPOSED T3 NEIGHBORHOOD INTERMEDIATE SETBACK (T3N.IS) ADDS
EXISTING SF2
Small House (25’ Lot Width)
Single Family Residential
PROPOSED T3 NEIGHBORHOOD INTERMEDIATE SETBACK (T3N.IS) ADDS
Cottage (40’ Lot Width
Cottage Courts (6 Unit Max)
Side by Side Duplexes
Stacked Duplexes
Carriage Houses (ADU)

18. Changes Between Zones House and Lot Description SF2 T3N.IS
Lot Size, SF (min.)
5750
None
Lot Width, ft. (min.) 50
Small House
25 1
Cottage 40
Duplex Stacked
Duplex Side by Side 60
Wide House
Cottage Corner
Cottage Court
100
House and Lot Description
SF2
T3N.IS
Lot Depth, ft. (min.)
None
Small House
100
Cottage
Wide House
Duplex
Cottage Corner
125
Cottage Court
Note 1 – 25’ for small house form for lots that exist at time code adopted.
Note 2 – allowed to align with adjacent buildings that are less than min.
Noite 3 – 5’ is adjacent to alley
Note 4 –ADU not allowed with this house form
Shared driveways allowed

19. Changes Between Zones House and Lot Description SF2 T3N.IS
Intensity, FAR/ Gross Floor Area
0.4/2300
Setbacks, ft. (min.)
min.
min./max.
Front 2 25
15/20
side street 15
10/15
side interior 5
5/ -
back 10
20 3
Height, ft. eave/overall (max.) 35 32
Height, ft. eave/ADU
N/A 28
Height, ft. eave/Cottages 22
House and Lot Description
SF2
T3N.IS
Units per Lot (max.) 1
Small House 2
Cottage
Wide House
Duplex
Cottage Corner 4 3
Cottage Court 4 6
Stories (max.)
Impervious Cover, % (max.) 45
Building Cover, % (max.) 40
Note 1 – 25’ for small house form for lots that exist at time code adopted.
Note 2 – allowed to align with adjacent buildings that are less than min.
Note 3 – 5’ is adjacent to alley for ADU only
Note 4- ADU not allowed with this house form
Shared driveways allowed

20. Changes Between Zones SF2 T3N.IS Use Parking Single Family 2/unit
Single Family, >4,000 sf & 6 bdrm
1/bdrm
Two Family
B&B Group 1 (5 unit max.)
1+1 per unit
1+ 1/2 bdrms
B&B Group 2 (10 unit max.)
ADU
STR
Retirement Housing <12
1.6/unit
1+ 1/2 residents
Home Occ.
None
SF2
T3N.IS
Use
Parking
Family Home
2/unit
Group Home. Class 1 (Limited)
1+ 1/2 residents
Group Home <7
Group Home. Class (General)
Group Home 7-15
Limited Day Care <7
1/staff
Small Day Care <7
1/500 SF
General Day Care <20
Large Day Care <20
Commercial Day Care
Cultural Services
Library, Museum
1/500 SF after 2500 SF
Mtg. Facility
1/100 SF after 1200 SF

21. Changes Between Zones SF2 T3N.IS Use Parking Safety Services
Dept. Director
Safety Facility
College/Univ.
App. A
College/ Univ.
1.5/staff+ 1/3 students
Private Prim./ Sec. School
1.5/staff + 1/3 students
Private Prim./ Sec. School
Public Prim./ Sec. School 3
Public Prim./ Sec. School
Parks and Rec Services
Park/Play-ground
SF2
T3N.IS
Use
Parking
Comm. Rec., Public/Private
Dept. Director
Comm. Rec, Non-profit)
Club or Lodge
1/5 persons
Community Garden
Community Agriculture
Urban Farm (>1 acre)
Access. Uses
Comm./ Telecomm.
Local Utility
Local Utilities
Special Hist.
Temp uses allowed with TUP and Special Uses allowed with CUP
Note 3 – per every 3 11th and 12th Grade students.

22. T4MS and T5MS (Main Street) Commercial
Burnet Road
Much of Burnet Road will be going from General Commercial Services (CS-V) zoning to either T4 Mainstreet (T4.MS) or T5 Mainstreet (T5.MS) transect zoning.
Anderson Lane
On the south side of Anderson Lane, the properties will be going from a GR or GR-V Community Commercial zoning to a non-Transect Zoning District and zoned either GC-L or GC-O, General Commercial zoning.
On the north side of Anderson Lane, the properties would change from mostly GR-V to T5.MS.

23. T4MS and T5MS (Main Street) Commercial
Building Heights
T4MS – Up to 3 stories
T5MS – Up to 6 stories

24. T4MS (Main Street) Commercial
Examples of Potential Changes on Burnet Road – T4MS
Ginny’s Little Longhorn
CS1 Commercial Liquor Sales
T4MS
Example of 3-Story Mixed Use Building

25. T5MS (Main Street) Commercial
Examples of Potential Changes On, Near Burnet Road – T5MS
2122 Hancock Dr.
GR Community Commercial
T5 Main Street
Burnet Flats –5-Story Mixed Use Building

26. T5MS (Main Street) Commercial
Examples of Potential Changes On, Near Burnet Road – T5MS
T5 Main Street
Burnet Flats –5-Story Mixed Use Building (can go one story higher under T5MS)
Burnet Road Self-Storage
CS-V General Commercial Services

27. T5MS (Main Street) Commercial
Examples of Potential Changes On, Near Burnet Road – T5MS
From North Loop/Woodrow to North/Loop and Burnet Down to Hancock and Burnet will all be T5MS (with exception of Yarbrough Library and corner of Hancock and Burnet)

28. T4MS (Main Street) Commercial
Building Types

29. T5MS (Main Street) Commercial
Building Types

30. T4MS and T5MS (Main Street) Commercial
POTENTIAL CONCERNS
Increase in property values, property taxes, rents for small businesses on up-zoned properties.
Sale of properties that small businesses are operating in and reconfiguring to more mixed use that is not appropriate for all business types.
Loss of local iconic businesses like Ginny’s Little Longhorn, Top Notch, Phil’s Ice House and other local favorites.
Reduced parking requirements and loss of restrictions on parking in neighborhoods resulting in more commercial parking in neighborhoods.

31. Discussion