Item 3 CBD Amendments Staff Presentation — original pdf

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C20-2025-010 Central Business District Amendments Codes and Ordinances Joint Committee Alan Pani, Principal Planner Content Background Proposed Changes Next Steps Background Texas Senate Bill 840  Texas SB 840 went into effect on September 1. – Allows for multifamily or mixed-use in any commercial zone  Under SB 840, multifamily and mixed-use residential developments in commercial zones will, by right, be able to: – Reach a height that is the greater of 45 feet or the height that applies to commercial uses for the site. – Reach a density of up to 54 units per acre. – Include setbacks that are the lesser of 25 feet or the setbacks imposed on commercial uses. – Develop unlimited floor-to-area ratio (FAR). 4 Central Business District  Central Business District (CBD) is the designation for an office, commercial, residential, or civic use located in the downtown area  CBD currently regulates development based on floor-area ratio (FAR) – Currently, the allowed FAR is 8:1  There is no maximum building height under CBD  As of September 1, the City can no longer regulate FAR in developments utilizing Senate Bill 840 CBD 5 Downtown Density Bonus  Produces highest density/heights in our city and produces the most affordable housing fees-in-lieu for the City  CBD and Downtown Mixed Use (DMU) zoning today: – CBD zoning does not have a height limit but has FAR limit of 8:1. – DMU zoning has height limit of 120’ and FAR limit of 5:1.  DDB allows for developments to go above their base entitlements – Additional entitlements are mapped, but in general, DDB can increase CBD and DMU sites: – Up to 25:1 FAR – Up to unlimited height 6 Proposed Changes CBD Median Height Equivalent  Staff analyzed the median and average height for sites participating in the Downtown Density Bonus to find the height equivalent for 8:1 FAR Site Area (acres) Floors with 8:1 FAR* Height with 8:1 FAR* (feet) Density Bonus Sites CBD Median CBD Average 0.55 0.72 *8:1 FAR equivalent for developed sites. 16 18 207 233 8 9 10 Proposed Changes to CBD  Create a new maximum base height of 350 feet for the Central Business District. – 350 feet follows the trend toward taller buildings in Downtown to help support development and growth in the city center. – The height limit will address the effects of the removal of FAR limits for residential and mixed-use developments under Senate Bill 840. – Developers can participate in the Downtown Density Bonus Program to exceed this new maximum height with Council approval. 11 Building Height Examples Current CBD 8:1 FAR Median Height Equivalent : 207 feet Proposed CBD Max Base Height : 350 feet Allowable Height using DDB : >350 feet CitizenM Hotel, 204 ft height Windsor on the Lake, 332 ft height 44 East Avenue, 570 ft height 12 Proposed Changes to Downtown Density Bonus (DDB)  Amend text in DDB to implement proposed CBD height. – Amend height maps and DDB & Rainey Subdistrict language to ensure CBD height limit can be incorporated into the DDB program 13 Next Steps Timeline Codes and Ordinances Joint Committee – September 24 Planning Commission Public Hearing – October 14 Downtown Commission Public Hearing – October 15 City Council Public Hearing – October 23 15 Thank You