Item D-01 (Kiolbassa - Nonconforming commercial ZAP 1.6.2020).pdf — original pdf
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CommercialNonconformitiesUnder CodeNEXTversion4JoleneKiolbassa1/7/2020presentation CN4 Creates ManyNonconformities(CommercialStructures,UsesandLots)•By stating new code will make someproperties nonconforming even if currentlyconforming.•With language that explains how andwhyproperties will becomenonconforming.•By eliminating uses now allowed in somezones.•By being very prescriptive with site development standards, such are setbacks, height, parking.etc.•By not retaining current “Safe Harbor”provision.2 All Legal Uses and Structures Not CN4Compliant are NonconformingYet buildings on “narrow interior lots”are exempted from setback requirements in MU, MS, RC,IF3 Self-Storage Facilities Only AllowedInCN4MU5B,IFandIGThese businesses will becomeprohibited(NOTgrandfathered)•CubeSmart Storage onBurnet•Life Storage onMenchaca•Public Storage on WestGate•Kingsize Storage on Hwy290•and many more4 Mortuaries OnlyAllowedIn CN4 MU4, MU5B,IF,IG and IHThese businesses will become prohibited(NOTgrandfathered)•Weed-Corley-FishFuneralHomeonN.Lamar•CookWaldenFuneralHomeorN.Lamar•HarrellFuneralHomeonFrontierTrail•MissionFuneralHomeonE.CesarChavez•MissionFuneralHomeSerenityChapelonS.1st5 Auto-Related Uses in CN4 Only Allowed in MU5B& Industrial (IF, IG &IH)These businesses will become prohibited(NOTgrandfathered)•Lamb’sTireandAutomotive•APR Engines andAutomotive•GroovyAuto•R&DAutoSales•Ruben’sAutomotive•And many gasstations•Atlas Automotive andRepair•Youniversal Autoare•RiveraWeldingAutoMechanic•RoliTruckandAutoSales•Auto 7Tech•FlamingoAutomotive6 RezonedfromCStoMS3RezonedfromCStoMU5AA Tale of Two TireShopsBoth are now zoned CS and legal, but with CN4 rezoning, one will beprohibited7 CN4 Makes Stand-Alone Car WashNot Possible•“Automotive washing” nowpermitted•CN4 eliminates such permitteduse•Included only aspart of “gasstation”8 Strange CN4Bedfellows:“Repairs and DespairsDownstairs”•Mixed use typically allows officesand residential over retail andrestaurants.•CN4 MUalso allows auto repair shops andfuneralhomesongroundfloor.9 OtherProblematicCN4Uses•Useschanged•“MedicalOffices”and“HospitalServicesLimited”disappearandbecome part of Medical Services” thatallows outpatient surgicalservices•“Drive-through,retail,orservicefacility”•Currentlyanaccessoryuse•“…notlimitedtobanks,pharmacies,postoffices,liquorstores…”•Proposedtobeastand-aloneuseallowed onlyinMU,UCandRD•Notlistedasanaccessoryusein23-3D-1050•Terminologychanged•“Convenience storage” to“Personalstorage”•“Art workshop” to “Artstudio”Willmakeitdifficulttofigureoutnewuseandifgrandfathered10 1.LookuppropertyonLDCwebsite “Comparison Map” orzoning2.Look up alloweduses•City of Austinwebsite notuseful•Use Zilker NAwebsite zilkerneighborhood.org/docs/ldc/LDCR 1/LDCR1_alowed_uses_citywide.pdf3.If definition is new, look upin 23-3C-2030Steps toDetermine if CN4 AllowsUse:11 All New CN4 Commercial Site DevelopmentStandards•Lotsize•Structureplacement•Buildingsize,heightandsetbacks•Frontage and wallarticulation•Uses•Parkingrequirement•Parkingplacement12 ©2019JoleneKiolbassaCSMU1MU2MU3MU4MU5MS2MS3Max. ImperviousCover95%70%70%70%80%90%90%95%MaximumFAR2:11:11:1.8:11:12:1--MaximumHeight6035404060604565Min. 1stFloorHeight------1818SetbacksMinimum FrontYard101510105555Min. StreetSideYard101510105555Min. InteriorSideYard-5555---Minimum RearYard-101055-5-Maximum FrontYard------1010Max.StreetSideYard----1010Comparative Site DevelopmentStandardsAffordable housing bonus not included13 CN4 WillMake Many Existing StructuresNonconforming•Allcommercialusesonfrontpropertyline•Allpropertieswith100%imperviouscover•MainStreet(MS) buildings need tobe:•between5’and10’fromfrontpropertyline•between5’and10’fromsidepropertyline•Buildingsinotherzonesalsoaffected•Setbackgrandfatheringprobably will notapply14 Severe Impact of Setback Nonconformity15 These Buildings Do NOT Meet New CN4 MS PlacementRules*willrequiresurveytodeterminedistancesandpropertylines16 One Street’s Story: MS2B and MS3 on E. Cesar Chavez17 Violations of Minimum and Maximum SetbacksViolation of Maximum 10’ Front Setback 2017 E. Cesar Chavez18 Even Though CN4 Reduces Parking New Rules Will Create Nonconformities•ParkingmaximumsinMUandMSzones•No off-street parking between buildingfacade andcorridorfornewconstruction,or•Enclosedadditionof25%+grossfloorarea•Usechangeincreasesrequiredspaces19 •Look up mapped zoningdesignation•GotoChapter 23-3forspecifications•Measure property fromROW,etc.•MeasureheightoffirstfloorifMS•Countparkingspaces,iflargebuildingTo Figure Out if Commercial Property isNonconforming:20 CN4 StatesNonconforming PropertiesCeasetoExist•By limiting investment and restrictingexpansion•If discontinued for more than 90days•Have 18 months torebuild•Insurance settlements can takelonger•Enough time to mitigateasbestos?•Repairs must cost less than 50% totalvalue•Director can deny application to alter orrepair21 •“or otherwise affect adjoining propertiesor neighborhoods”•“those nonconformities that are consideredto be especially incompatible with the ComprehensivePlanorapplicableregulations”•“aredeclaredtobeincompatiblewithallowed usesin thezone”Discretion Given Staffto DeclareNonconformities22 “SafeHarbor”Provision in Current Code•Grandfathersstructuresanduses•Ifconformingundercurrentrules,conformity continues regardless of newrules•Recognizesprevious buildings constructed underrequirementsforsetbacks,cover,etc.•Makesconfusing/contradictorylanguageabout nonconforming propertieslessworrisome23 •1984 grandfather provision wasa badidea.•Provision difficult to interpret and apply.•City will not include “SafeHarbor”again.•CN4doesnotcreatemanynonconformitiesStaff Reasoning for Removing “Safe Harbor” Provision24 Many More PropertiesWill BecomeNonconforming•Noideahowmanytotal•Auto-related, mortuary andself-storage•Other undefined affecteduses•Manymorebasedonstructureorparking•Willrequire:•Surveys ofproperties•Interpretations of newterms25 How NonconformityHurts CommercialProperties•LenderswantconfirmationthatCitywill allowwhatapplicantwantstodo•Will need letter from Cityconfirming conformity for loansand refinancing•Difficult torefinanceproperty•Difficulttosecureloanstobuyequipment•Nearimpossibletosellbusiness•Cannotexpandbusinessincurrentlocation26 Other Nonconformity Issues Merit FurtherStudy•Loadingareassincespecifiedasbeing potentiallynonconforming•Industrial zones not includedhere•Problemsmayalsooccurwith other currentzonessuchasGR,LR•SomeVMUmaybenonconforming•Examineusesmoreclosely27 ProposedSolutions•Key: Include“SafeHarbor”provision•Direct translation of currentzoning categories to proposedcategoriesThankyou!28