20200107-D1a Commercial Nonconformities Under CodeNEXT — original pdf

Recommendation

ZONING AND PLATTING COMMISSION RECOMMENDATION 2020107-D1a: Commercial Nonconformities Under CodeNEXTversion4 Date: January 7, 2020 Subject: Commercial Nonconformities Under CodeNEXTversion4 Motioned By: Commissioner Denkler Seconded By: Commissioner King Motion to forward information regarding Commercial Nonconformities Under CodeNEXTversion4 for Council’s review, attached. For: Chair Kiolbassa, Vice-Chair Duncan and Commissioners Aguirre, Bray,Denkler, Evans, King, Ray and Smith Absent: Commissioners Barrera – Ramirez and Tatkow, off the dais. Vote: 9-0 Against: Abstain: Attest: Andrew Rivera - Liaison Commercial Nonconformities Under CodeNEXTversion4 JoleneKiolbassa 1/7/2020 presentation CN4 Creates Many Nonconformities (Commercial Structures, Usesand Lots) • By stating new code will make someproperties nonconforming even if currentlyconforming. • With language that explains how andwhy properties 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 CN4 Compliant are Nonconforming Yet buildings on “narrow interior lots”are exempted from setback requirements in MU, MS, RC,IF 3 Self-Storage Facilities Only Allowed In CN4 MU5B, IFandIG These businesses will become prohibited (NOT grandfathered) • CubeSmart Storage on Burnet • Life Storage on Menchaca • Public Storage on West Gate • Kingsize Storage on Hwy 290 • and many more 4 Mortuaries Only Allowed In CN4 MU4, MU5B,IF,IG and IH These businesses will become prohibited (NOT grandfathered) • Weed-Corley-FishFuneralHomeon N.Lamar • CookWaldenFuneralHomeor N.Lamar • Harrell FuneralHomeon FrontierTrail • Mission FuneralHomeon E. CesarChavez • Mission FuneralHomeSerenity Chapelon S. 1st 5 Auto-Related Uses in CN4 Only Allowed in MU5B & Industrial (IF, IG &IH) These businesses will become prohibited (NOT grandfathered) • Atlas Automotive andRepair • Youniversal Autoare • RiveraWeldingAuto Mechanic • RoliTruckandAuto Sales • Auto 7Tech • FlamingoAutomotive • Lamb’sTire andAutomotive • APR Engines andAutomotive • GroovyAuto • R&DAuto Sales • Ruben’sAutomotive • And many gasstations 6 A Tale of Two TireShops Both are now zoned CS and legal, but with CN4 rezoning, one will be prohibited RezonedfromCS to MU5A RezonedfromCS toMS3 7 CN4 Makes Stand-Alone Car Wash Not Possible • “Automotive washing” now permitted • CN4 eliminates such permitted use • Included only as part of “gas station” 8 Strange CN4Bedfellows: “Repairs and Despairs Downstairs” • Mixed use typically allows officesand residential over retail andrestaurants. • CN4 MUalso allows auto repair shops and funeral homes on ground floor. 9 OtherProblematicCN4Uses • Useschanged • “Medical Offices” and “Hospital ServicesLimited” disappearand become part of Medical Services” thatallows outpatient surgical services • “Drive-through,retail, or servicefacility” • Currently an accessoryuse • “…notlimited to banks,pharmacies,post offices, liquor stores…” • Proposedto be a stand-alone useallowed only in MU, UC andRD • Not listed as an accessoryusein 23-3D-1050 • Terminologychanged • • “Convenience storage” to “Personal storage” “Art workshop” to “Art studio” Will makeit difficult to figureout newuseandifgrandfathered 10 Steps to Determine if CN4 Allows Use: 1. Lookup property on LDCwebsite “Comparison Map” or zoning 2. Look up alloweduses •City of Austinwebsite not useful •Use Zilker NA website zilkerneighborhood.org/docs/ldc/LDCR 1/ LDCR1_alowed_uses_citywide.pdf 3. If definition is new, look upin 23- 3C-2030 11 All New CN4 Commercial Site DevelopmentStandards • Lot size • Structure placement • Building size,height andsetbacks • Frontage and wallarticulation • Uses • Parkingrequirement • Parkingplacement 12 Comparative Site Development Standards CS MU1 MU2 MU3 MU4 MU5 MS2 MS3 Max. ImperviousCover 95% 70% 70% 70% 80% 90% 90% 95% Maximum FAR .8:1 2:1 1:1 1:1 1:1 - - 2:1 60 - 10 10 Maximum Height Min. 1stFloor Height Setbacks Minimum FrontYard Min. StreetSide Yard Min. InteriorSide Yard - - Minimum RearYard - - Max. StreetSideYard Maximum FrontYard 35 - 15 15 5 10 - - 40 - 10 10 5 10 - 40 - 10 10 5 5 - 60 - 60 - 5 5 5 5 - - 5 5 - - - - 45 18 5 5 - 5 10 10 65 18 5 5 - - 10 10 Affordable housing bonus not included © 2019 JoleneKiolbassa 13 CN4 WillMake Many Existing StructuresNonconforming • All commercial uses on front property line • All properties with 100%imperviouscover • MainStreet (MS) buildings need to be: • between 5’ and 10’ from front property line • between 5’ and 10’ from sideproperty line • Buildings in other zonesalsoaffected • Setback grandfathering probably will notapply 14 Severe Impact of Setback Nonconformity 15 These Buildings Do NOT Meet New CN4 MS PlacementRules *will require survey to determinedistances and property lines 16 One Street’s Story: MS2B and MS3 on E. Cesar Chavez 17 Violations of Minimum and Maximum Setbacks Violation of Maximum 10’ Front Setback 2017 E. Cesar Chavez 18 Even Though CN4 Reduces Parking New Rules Will Create Nonconformities • Parkingmaximumsin MU and MSzones • No off-street parking between buildingfacade and corridor for new construction,or • Enclosed addition of 25%+grossfloor area • Usechangeincreasesrequired spaces 19 To Figure Out if Commercial Property is Nonconforming: • Look up mapped zoningdesignation • Goto Chapter 23-3 for specifications • Measure property from ROW, etc. • Measure height of first floor if MS • Count parking spaces,if large building 20 CN4 StatesNonconforming PropertiesCeaseto Exist • By limiting investment and restricting expansion • If discontinued for more than 90days • Have 18 months to rebuild Insurance settlements can take longer • • Enough time to mitigateasbestos? • Repairs must cost less than 50% total value • Director can deny application to alter orrepair 21 Discretion Given Staff to DeclareNonconformities • • • “or otherwise affect adjoining propertiesor neighborhoods” “those nonconformities that are consideredto be especially incompatible with the ComprehensivePlanor applicableregulations” “are declared to beincompatible with allowed uses in the zone” 22 “Safe Harbor” Provision in Current Code • Grandfathersstructuresanduses • If conformingunder currentrules,conformity continues regardless of new rules • Recognizesprevious buildings constructed under requirements forsetbacks,cover, etc. • Makesconfusing/contradictory languageabout nonconforming properties less worrisome 23 Staff Reasoning for Removing “Safe Harbor” Provision • 1984 grandfather provision wasa bad idea. • Provision difficult to interpret and apply. • City will not include “SafeHarbor” again. • CN4doesnot create many nonconformities 24 Many More PropertiesWill BecomeNonconforming • No idea how manytotal • Auto-related, mortuary andself-storage • Other undefined affecteduses • Manymorebasedon structure or parking • Will require: • Surveys of properties • Interpretations of newterms 25 How NonconformityHurts Commercial Properties • Lenderswant confirmation that City will allow what applicant wants todo • Will need letter from Cityconfirming conformity for loansand refinancing • Difficult to refinance property • Difficult to secureloans tobuyequipment • Near impossible to sellbusiness • Cannot expandbusinessin current location 26 Other Nonconformity Issues Merit Further Study • Loadingareassincespecified asbeing potentially nonconforming • Industrial zones not includedhere • Problemsmayalso occur with other current zonessuchasGR,LR • SomeVMU maybe nonconforming • Examineusesmore closely 27 ProposedSolutions • Key: Include “Safe Harbor” provision • Direct translation of current zoning categories to proposedcategories Thank you! 28