Incentive Zoning. Zoning Ordinance Advisory Committee June 21, Pam Thompson, Senior Planner, Sustainable Development and Construction

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1 Incentive Zoning Zoning Ordinance Advisory Committee June 21, 2018 Pam Thompson, Senior Planner, Sustainable Development and Construction

2 Presentation Overview Stakeholder questions Updated charts Design elements Parking Transparency/connection to street Sidewalks Screening Next steps 2

3 Categories of Questions Density/development volume Increase volume for G, H, and I Increase building volume in A, B, C to match D, E, F Consider MF-3(A) and MU-3 (July) Residential proximity slope (July) TOD requirements Design Discuss open space purpose, flexibility Parking Effect on planned development districts TBD discussion in July 3

4 Incentives New Recommendation Locations update from high opportunity, etc. to the MVA categories High opportunity incentives become available in categories A, B, and C Non-R/ECAP incentives become available in D, E, & F R/ECAP incentives become available in G, H, and I TOD becomes a bonus in above geographies Details to be discussed 4

5 Incentives New Recommendation MF-1(A) and MF-2(A) Districts Current Category A, B, C Category D, E, F Cat. G, H, I 5% at 60% & 5% at 80% & 5%<100% 5% at 80% 10% at 80% 5% at 60% & 5% at 60% 5% at 80% Setbacks 10-15' no changes 10% at 80% & 5% at 100% none required Max unit density per acre none Floor area ratio none no changes Height 36' 51' 66' 85' 51' 66' 85' 85 Max stories no max no changes Lot coverage (residential) 60% 80% 80% 85% 80% 80% 85% 85% Min lot size unit varies remove requirements Res. Proximity Slope required no changes Transit Oriented Development Max lot coverage of 85%. One parking space per unit. Of the required parking, at least 15 percent must be available for guest parking. 5

6 Incentives New Recommendation MU-1 District Current Category A, B, C Category D, E, F Cat. G, H, I 5% at 60% & 5% at 60% 5% at 60% & 5% at 80% 5% at 80% & 5%<100% 5% at 80% 10% at 80% Setbacks 0-20' no changes current + 65= 80 to 90 current + 80= 95 to 105 current + 65= 80 to 90 current + 105= Max unit density to 130 FAR (total dev) Remove FAR requirement Height no change Stories 7-9 no change Lot coverage 80% no change min lot size/bdrm n/a no change Res. Proximity Slope required no changes Transit Oriented Development current + 80= 95 to % at 80% & 5% at 100% none required current + 105= current + 105= 120 to to 130 For MU-1, additional 15 units/acre on density and max lot coverage of 85%. One parking space per unit. Of the required parking, at least 15 percent must be available for guest parking. 6

7 Incentives New Recommendation MU-2 District Current Category A, B, C Category D, E, F Cat. G, H, I 5% at 60% & 5% at 60% 5% at 60% & 5% at 80% 5% at 80% & 5%<100% 5% at 80% 10% at 80% Setbacks 0-20' no changes current + 40 current + 60 current + 80 = current + 35 current + 55 Max Unit density = = = = FAR Remove FAR requirement Height no change Stories no change Lot coverage 80% no change min lot size/bdrm n/a no change Res. Proximity Slope required no changes Transit Oriented Development 10% at 80% & 5% at 100% none required current + 75 = current + 75 = For MU-2, additional 15 units on density and max lot coverage of 85%. One parking space per unit. Of the required parking, at least 15 percent must be available for guest parking. 7

8 Incentives - Parking Previous 1 ¼ space per unit, plus ¼ space per unit of guest parking Concern: This is actually 1 ½ spaces per unit, which is not a reduction This seems to be too little parking. Clarification: 1 1/4 space per unit. Of the required parking, at least 15 percent must be available for guest parking. No additional parking is required for accessory uses that are limited principally to residents. 8

9 Incentives - TODs TOD area defined as ½ mile radius from a fixedline transit station. Includes DART light rail, TRE, high speed rail, trolley stop, etc., but not bus stops. For transit-oriented development (TOD) areas: 1 space per unit. Guest parking requirements parallel non-tod developments. 9

10 Review - Design Elements Parking Transparency/connection to street Sidewalks Screening

11 Design Requirements Additional design controls can reduce auto dependency, reduce the need for parking, and encourage alternative modes of transit. Encourage walkability No parking and only minimal drive aisles in front of the building (between building and street) Minimum percentage of ground-floor entrances to open directly to the sidewalk or open space Pedestrian amenities such as wide sidewalks and street trees. Require minimum amount of ground floor transparency and encourage architecturally interesting buildings. Only short fences with pedestrian gates allowed in front. Provide a minimum percentage of the property as open space Open space, green space, or recreational area Intended to provide active and passive recreation (such as playgrounds), to provide landscaping area, or to enable groundwater recharge, for example. Open space is not intended to be driven or parked upon. 11

12 Design element: No parking between the front of the building and the street 12

13 Front yards Code requires minimum front yards, often leading to this: 13

14 No parking in front No parking in the front allows for this (exception for loading zone): 14

15 No parking in front As communities age, landscaped front yards can provide for large shade trees 15

16 Design Surface Parking Previous No parking and only minimal drive aisles in front of the building (between building and street) Except when configured as indented parking, no on-site surface parking, parking lot, parking surface, or driving surface is permitted between the street-facing façade and the street. Concern - Disallowing all parking between the façade and the street is too limiting. Clarification: Except when configured as indented parking, no on-site surface parking, parking lot, parking surface, or driving surface is permitted between the street-facing front façade and the street. For buildings with more than one street-facing front façade, only the first two streetfacing front facades are subject to this requirement. A maximum of 10 percent of the total on-site parking may be provided as surface parking in a side yard. 16

17 Design element: Encourage a passenger loading/unloading space 17

18 Passenger loading/unloading A loading zone allows for easy pickup/drop off for ride-hailing services. 18

19 Design element: Allow only short fences with pedestrian gates in front of building 19

20 Only short fences in front Tall fences make it harder to walk and take transit 20

21 Only short fences in front Allowing short fences with pedestrian gates provides privacy without reducing walkability Image: Billingsley Company 21

22 Design element: Require a minimum percentage of ground floor street-facing entrances to connect to the street and allow structures in front yards 22

23 Ground floor entrances connect to street Otherwise, this can happen: 23

24 Ground floor entrances connect to street And this: Unused on-street parking No connection to sidewalk Residents must exit away from the street and through the parking lot to get to retail across the street. 24

25 Ground floor entrances connect to street Purpose: Residents can enter and leave directly from the building or their unit, without crossing a parking lot Concern: elevation change, safety, marketability Clarification: Downtown Plano, City Line in Richardson, Vitruvian Park and Brickyard in Farmers Branch, Cypress Waters, etc. all utilize this design element Requirement is for 60% of the ground floor units, which allows flexibility for elevation changes. 25

26 Ground floor entrances connect to street Minimum of 60% of the street-level, street-facing dwelling units must have individual entries that access the street/sidewalk Individual entries may be gated and private front yards separated from the public space with a short fence. 26

27 Front yard/pedestrian access details Example of how a 15 front yard setback might be used to provide amenity space as regulations allow. 27

28 Front yard/pedestrian access details Encouraging ground floor units to face the street often requires some flexibility for balconies, stoops, stairs, landscaping, etc. Balconies, unenclosed stairs and stoops, ramps, handrails, safety railings, and utility equipment may encroach into the front and side yards. Retaining walls, seat walls, benches, planters, sculptures, bicycle racks, and fences all not exceeding four feet in height are permitted within the required front yard. 28

29 Design element: Require transparency and architectural elements 29

30 Require transparency Walking next to a wall or fence can be uncomfortable 30

31 Require transparency 31

32 Require transparency Transparency adds eyes on the street, contributing to safety. 32

33 Require Transparency Non-required fencing along a street or trail must be a minimum of 50% open. 33

34 Require architectural elements Variation in materials and fenestration adds interest 34

35 Require Architectural Elements Building facades should meet minimum architectural standards that include elements such as building material variation, articulation, awnings, increased transparency, and variations in building massing. 35

36 Design element: Sidewalks, landscaping, and pedestrian lighting 36

37 Require wide sidewalks and encourage shade

38 Require wide sidewalks and encourage shade Wide sidewalks and shade make walking much more pleasant 38

39 Sidewalks and lighting An average six-foot-wide sidewalk with at least five feet of unobstructed width must be provided. Provide a landscape buffer between the sidewalk and the street to protect pedestrians from traffic. Pedestrian lighting must be provided along the sidewalks. 39

40 Design element: Sidewalks and driveways 40

41 Sidewalks and Driveways

42 Sidewalks and Driveways

43 Sidewalks and Driveways

44 Sidewalks and Driveways Sidewalks must be clearly delineated across driveways; maintain the grade, slope, and material of the adjacent sidewalk on either side of the driveway or use enhanced material; and ensure no more than a two percent cross slope. Driveways curb cuts must be at least 12 feet but no more than 24 feet in length measured parallel to the frontage and must be at least 20 feet from any crosswalk. 44

45 Design element: Screening and placement of utilities, service functions, and parking 45

46 Service areas Back of house functions should be screened and away from entrances and pedestrian areas 46

47 Screen parking lots Berms can provide landscaping and shade, and break up an expanse of pavement. 47

48 Screening Service entries, loading areas and loading docks should be located away from primary street facades. Parking lot screening add earthen berms, fences, or green fences to screen parking lots from view. Height should be between 3 and 4 feet. All aboveground parking structures must be wrapped by a building or have a facade that is similar in materials and appearance to the facade of the main structure the parking serves. 48

49 Appendix 49

50 Examples of mixed-income communities Mixed-income communities in Dallas Image: Billingsley Company Sylvan Thirty 75 units/acre 50

51 Examples of mixed-income communities Mixed-income communities in Dallas Image: Lang Partners Zang Triangle 91 units per acre Oaks Trinity 55 units per acre 51

52 Four Story Wrap 4 acres 311 total units 70 units/acre 4 stories Garage parking Setbacks similar to MF-1(A) and MF- 2(A) 52

53 Five Story Podium 2 acres 164 total units 105 units/acre 5 stories underground parking Setbacks similar to MF-1(A) and MF- 2(A) Mixed income 53

54 Six Story Podium 2.6 acres 340 total units units/acre* 6 stories (5 over podium) Garage parking Lot coverage 80-85%* Setbacks similar to MF-1(A) and MF- 2(A) 15% set aside is 51 units *almost works under current proposal 54

55 Location New Recommendation Market category A, B, or C Housing units - median ~$390,500 and up Higher than average rates of new construction and rehabilitation Lower than average rates of subsidized units, code violations, vacancy, and foreclosure filings Market category D, E, or F Housing units - median between $117,600 to $267,100 Average rates of new construction, rehabilitation, and subsidized units Slightly lower rates of code violations and vacancy, but slightly higher rates of foreclosure Market category G, H, or I Housing units - median between $41,500 and $91,300 Lower than average rates of new construction and rehabilitation Higher than average rates of subsidized units, code violations, vacancy, and foreclosure filings 55

56 Location New Recommendation 56

57 Location New Recommendation 57

58 Appendix Prior Actions November 5, 2014 Voluntary compliance agreement (VCA) signed with the U.S. Department of Housing and Urban Development (HUD) to encourage the development of housing at a wide variety of price points and create greater economic opportunity in areas of concentrated poverty. October 7, 2015 Council adopted Neighborhood Plus a neighborhood revitalization plan. Goal 6.2: Expand affordable housing options and encourage its distribution throughout the city and region December 2015 Staff began research of a voluntary inclusionary zoning (VIZ) program to help meet the requirements of the agreement with HUD and Goal 6.2 in Neighborhood Plus. 58

59 Appendix Prior Actions October 2016 through March 2017 staff met with: Housing, City Attorney s Office, Code, Building Inspection Habitat for Humanity Inclusive Communities Project Members of the development community Housing Committee was briefed on VIZ on May 16, 2016; August 1, 2016; and May 15, ZOAC was briefed June 2017 September 2017 Council briefed on a market value analysis on January 17, 2018 Council and its Economic Development and Housing Committee were briefed on a Comprehensive Housing Policy March-April 2018 Council approved the Comprehensive Housing Policy on May 9,

60 Incentive Zoning Zoning Ordinance Advisory Committee June 21, 2018 Pam Thompson Senior Planner Sustainable Development and Construction /planning/pages/code-amendments.aspx

ATTACHMENT 4 - TDM Checklist. TDM Checklist Overview

ATTACHMENT 4 - TDM Checklist. TDM Checklist Overview ATTACHMENT 4 - TDM Checklist TDM Checklist Overview The proposed checklist rates developments on the degree to which they are TDM and transit supportive. Points are assigned based on the level of transit