24 C20-2024-011 - DB90 Revisions Staff Presentation — original pdf

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C20-2024-011: DB90 Revisions Paul Ray Books, Senior Planner Background 2023 2024 2022 City Council adopted Ordinance No. 20220609-080, creating a second tier of the VMU program, referred to as VMU2, which allowed for increased height in exchange for increased community benefits. City Council adopted Ordinance No. 20221201-055, creating an incentive program that allows residential uses in commercial zoning districts, referred to as Residential in Commercial, which allowed for the construction of residential uses in exchange for increased community benefits. Ordinance No. 20220609-080, Ordinance No. 20221201-055, and Ordinance No. 20221201-056 were invalidated. City Council adopted Ordinance No. 20240229-073, which created the Density Bonus 90 (DB-90) combining district and density bonus program with requirements and incentives mirroring VMU 2 provisions. 2 DB90 Requirements and Incentives  Affordability – Rental: – 10% of units set-aside affordable to 50% Median Family Income (MFI); OR – 12% of units set-aside affordable to 60% MFI – Ownership: – 12% of units set-aside affordable to 80% MFI • Requirements for ownership units may be satisfied by a fee-in-lieu of on-site units setback  Mix of Uses – Requirements for pedestrian-oriented commercial uses – Floors beyond the second must be residential  Height  Subchapter E Design Standards – Streetscape, building placement, and design standards  Site Development Standards – Exemptions from standards include the following: – Minimum site area requirements – Maximum floor area ratio – Maximum building coverage – Minimum street side yard setback and interior yard – Minimum front yard setback – Article 10 Compatibility Standards Subchapter C – Compatibility Buffer requirements will apply – 30 ft in additional height from the base zone up to a maximum of 90 ft 3 DB90 Combining District Example Zoning String: CS-MU-CO-DB90-NP Eligible Districts: Base Zoning Districts Base Zones Description CS (CS-1) Commercial Services Base Max Height 60ft Max Height with Bonus 90ft Impervious Cover 95% GR LO LR GO Community Commercial Limited Office Neighborhood Commercial General Office 60ft 40ft 40ft 60ft 90ft 70ft 70ft 90ft 90% 70% 80% 80% 4 DB90 Process  Owners of eligible properties must request a rezoning to add DB90 Requires a Commission recommendation and Council action – – Notice of the rezoning will be provided pursuant to 25-1-132, which includes utility account holders and property owners located within 500 feet of the subject property Property owners within 200 feet can protest the rezoning –  Housing Certification – – Prior to site plan submittal, an applicant is required to receive certification from the Housing Department A Land Use and Restrictions Agreement (LURA) outlines the specific affordability requirements for the property 5 Summary of Proposed Changes  Match ground floor commercial requirement with VMU  Add allowed commercial uses for office base zoning districts from VMU  Align compatibility screening requirements with amendments made to citywide policy  Clarify that provisions of the DB90 program govern over a conflicting provision of the Land Development Code or other ordinance 6 Commercial Requirements - Pedestrian-Oriented Commercial Spaces - Mirror what is in VMU, requiring at least 75% of the building frontage along the principal street and on the ground floor to be designed for commercial or civic uses. Currently, the adopted ordinance reads that 75% of the ground floor must contain commercial uses. - - - Change will allow for live/work units or civic uses meeting dimensional standards to count toward this requirement A lobby serving occupants of the building will not count - Commercial Uses added to Office Districts - Add the following commercial uses to office base zoning districts (GO and LO): Consumer convenience services Food sales - - - General retail sales (convenience or general) - Restaurant (limited or general) without drive-through service 7 Compatibility Screening Requirements  Apply screening, noise, and design regulations to properties across an alleyway from a triggering property (Council amendment)  Clarify that objects must be screened AND not visible from a triggering property and that rooftop equipment may be screened with a parapet (responsive to PC recommendation) 8 Timeline  Codes and Ordinances Joint Committee – June 18th  Planning Commission – July 23th  City Council – August 29th 9 Contact Us (512) 974-3173 (512) 974-1617  Paul Ray Books, Senior Planner, Paul.Books@austintexas.gov,  Joi Harden, AICP, Zoning Officer, Joi.Harden@austintexas.gov, 10 Thank You Commercial Requirement Calculation Example Proposed Calculation Commercial Frontage 175 Ft Total Frontage 234 Ft % 75% Previous Calculation Total Ground Floor Ground floor Commercial % 5,200 SF 47,158 SF 11% 12 VMU-Developed Buildings: The 704 Total Units: 378 Affordable Units: 38 Tenure: Rental Year Built: 2014 Council District: 5 Corridor: South Lamar 13 VMU-Developed Buildings: Lamar Union Apartments Total Units: 441 Affordable Units: 44 Tenure: Rental Year Built: 2015 Council District: 5 Corridor: South Lamar 14 VMU-Developed Buildings: West Koenig Flats Total Units: 210 Affordable Units: 21 Tenure: Rental Year Built: 2018 Council District: 4 Corridor: Koenig 15