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HomeMy WebLinkAboutAgenda_HAB_06.18.2014Notice of Meeting for the Housing Advisory Board of the City of Georgetown June 18, 2014 at 3:30 PM at 103 W. 7th Street, Georgetown, TX 78626; Convention & Visitors Bureau The City of Georgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you require assistance in participating at a public meeting due to a disability, as defined under the ADA, reasonable assistance, adaptations, or accommodations will be provided upon request. Please contact the City at least four (4) days prior to the scheduled meeting date, at (512) 930-3652 or City Hall at 113 East 8th Street for additional information; TTY users route through Relay Texas at 711. Regular Session (This Regular Session may, at any time, be recessed to convene an Executive Session for any purpose authorized by the Open Meetings Act, Texas Government Code 551.) A Consideration and possible action to approve minutes from the June 11, 2014 meeting. B Discussion and possible action to approve home repairs for 211 W. 11th Street. –Jennifer C. Bills, Housing Coordinator C Discussion and possible action of multifamily site development standards, review process and possible incentives for affordable units.--Jennifer C. Bills, Housing Coordinator D Discussion and possible action to offer fee waivers to incentivize workforce housing development.--Jennifer C. Bills, Housing Coordinator E Discussion and possible action to create a format and outline for the August 26, 2014 presentation at City Council Workshop.--Jennifer C. Bills, Housing Coordinator F Reminder of the next regular meeting date of July 16, 2014. Adjournment CERTIFICATE OF POSTING I, Jessica Brettle, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public at all times, on the ______ day of __________________, 2014, at __________, and remained so posted for at least 72 continuous hours preceding the scheduled time of said meeting. ____________________________________ Jessica Brettle, City Secretary City of Georgetown, Texas SUBJECT: Consideration and possible action to approve minutes from the June 11, 2014 meeting. ITEM SUMMARY: FINANCIAL IMPACT: None. SUBMITTED BY: ATTACHMENTS: Description Type Draft Housing Advisory Board Minutes_June 11, 2014 Cover Memo Housing Advisory Board Minutes, June 11, 2014 1 City of Georgetown Housing Advisory Board Minutes June 11, 2014 at 3:30 p.m. Convention & Visitors Bureau 103 W. 7th Street, Georgetown, Texas 78626 Members present: Brenda Baxter, Brad Curlee, Walt Doering, Lawrence Gambone, John Gavurnik, Harry Nelson, Monica Williamson, Clay Woodard, Members absent: Joe Ruiz Staff present: Jennifer C. Bills, Housing Coordinator, Tammy Glanville, Recording Secretary This is a regular meeting of the Housing Advisory Board of the City of Georgetown. The Board, appointed by the Mayor and the City Council, makes recommendations to the City Council on affordable housing matters. Regular Session - To begin no earlier than 3:30 p.m. The meeting was called to order at 3:38 by Chair Woodard. Agenda A. Consideration and possible action to approve minutes from the May 21, 2014 meeting. Motion by Gavurnik to approve the minutes from the May 21, 2014 Housing Advisory Board meeting. Second by Doering. Approved. (8-0) B. Discussion and possible action to recommend fee waivers for affordable multifamily development. –Jennifer C. Bills, Housing Coordinator. The Board and staff discussed city development fees and recommendations for incentives. The Board and staff discussed recommending to City Council if upcoming fee reviews are considered to also look at the timing and how these fees are calculated specifically for multi-family. Discussion about setting criteria’s for expediting unique affordable housing projects for developers. The Board agreed to setting a 15 year affordable period for units given incentives. Staff recommended setting percentage of fees waived from New Commercial Construction, Commercial Plan Review, Fire Review, and Residential Water and Sewer Housing Advisory Board Minutes, June 11, 2014 2 Engineering and Inspection to be double the amount of the percentage of affordable units provided, up to 50% of the fees. 10% of units affordable to 80% of AMI or less = 20% of review fees waived. 20% of units affordable to 80% of AMI or less = 40% of review fees waived. Board is concerned if these percentages are going to change the decision of a developer or whether not modification of site development standards would provide enough cost savings to incentivize affordable housing for developers. The Board questioned why impact fees are not considered economic development. Bills explained impact fees cannot be waived for any reason other than economic development per the City Charter. City Council does not consider affordable housing an economic development activity or a factor of economic development. Board suggested including the following items in the presentation to City Council. • Include the Purpose of the Housing Advisory Board. • Ask City Council to help HAB accomplish our goal to close the deficit of the 1,069 units we have in workforce housing. • Mention two separate developers both agreed dealing with the City of Georgetown is more expensive than developing in other neighboring markets. • Include graph from the Housing Element showing employee’s hourly wages. • Statement indicating we are not reducing building standards or code. • Define site development and what it includes, i.e. landscaping, parking • Definition or explanation of fees. • Statement “If you work in Georgetown you have the option to live in affordable housing in Georgetown”. C. Reminder of the next meeting date of June 18, 2014. – Jennifer C. Bills, Housing Coordinator D. Adjournment. Meeting adjourned at 4:57 p.m. __________________________________ _______________________________________ Approved, Clay Woodard, Chair Attest, Lawrence Gambone, Secretary City of Georgetown, Texas SUBJECT: Discussion and possible action to approve home repairs for 211 W. 11th Street. –Jennifer C. Bills, Housing Coordinator ITEM SUMMARY: No New Information is available at this time. Background: The City of Georgetown offers a Home Repair Program to fund repairs for low-income residents of owner-occupied housing. At the February 11, 2014 City Council Workshop, staff updated Council on the program requirements and activities of the program. Staff also asked for Council feedback on the requirements of the program, which prompted some changes to the requirements and guidelines. Main Changes: Income requirements changed from below 80% of Area Median Income (AMI) to 60% of AMI. A minimum of two years of ownership and occupancy must be established before applying. For repairs over $10,000: The applicant must agree to a lien being place against the property for the value of the repairs. Eligible applications will be forwarded to the Housing Advisory Board for review and approval. The primary requirement for eligibility are: The house on the application must be owner-occupied and in the Georgetown city limits. The total household income (all residents of the home over 18 years of age) must meet the income requirements. Property taxes cannot be outstanding on the property. The new application and requirements are attached for review (Attachment 1). Repairs for 211 W. 11th Street The home at 211 W. 15th Street (Attachment 2) has open code enforcement violations that must be addressed. The property owner has been before municipal court already and has a court date of June 23, 2014, to show progress in resolving the violations. The home in is within the Downtown Overlay District, which requires approval of materials and paint colors on any structure within the district. The code violations are due to the removal of siding and windows without replacement. The property owner started renovations in 2006, making an application for and receiving a Certificate of Design Compliance to replace the siding and windows. The owner began the renovations, but ran into financial difficulties, and the structure has been covered only in Tyvek Home Wrap since 2006 (Attachment 4). That CDC has since expired and concurrent with the Home Repair application, staff is reviewing a new CDC request. We cannot solicit specific materials bids until the CDC has been approved, specifying windows and siding styles. According to the Williamson Central Appraisal District, the property was built in 1947, with additions in 1999 and 2009. The total assessed value of the structure and land is $82,052 for 2014. (Attachment 3). Preliminary estimates: Approximately 20 windows, custom ordered (Attachment 5). Option 1: Anderson 100 Series, Approximately $4,675, uninstalled price. These windows come in a variety of colors, with a wider frame that resembles a wood exterior. Option 2: Ply Gem 500 Series: Approximately $2,800, uninstalled price. These windows come in a couple of color options, but have a narrower, more modern frame. The look may be able to be mitigated through the addition of trim or screens over the window. Siding: HardiePlank Lap siding: Approximately $5,000, uninstalled (staff estimate). The property owner is in the construction industry and may be able to install some of materials himself. If not, assuming that labor for installation is roughly the same cost of the materials the total cost of repairs installed by a contractor are: Option 1: Windows - $9,350 + siding - $10,000. Total: $19,350 Option 2: Windows - $5,600 + siding - $10,000 Total: $15,600 The board can take action to approve one of these options or request that the item comeback to the board when materials are selected and estimates are available for materials and labor. If the repairs are not approved for participation in the Home Repair Program, the case will be referred back to the Code Enforcement Department to continue enforcement until repairs are completed by the property owner. FINANCIAL IMPACT: The budget for the current fiscal year is $40,000, which was increased from $25,000 in previous fiscal years. To date, none of the budgeted funds have been spend or allocated to any eligible projects. SUBMITTED BY: Jennifer Bills, Housing Coordinator ATTACHMENTS: Description Type Attachment 1: Home Repair Application and Guildelines Backup Material Attachment 2: Location Map Backup Material Attachment 3: WCAD Datasheet Backup Material Attachment 4: Site Pictures Backup Material Attachment 5: Estimates Backup Material      City of Georgetown  Home Repair Program Guidelines      CITY OF GEORGETOWN  HOME REPAIR PROGRAM  GUIDELINES    1. Residents of the City of Georgetown (must live within the city limits) are to fill out an  application and to be interviewed by the City of Georgetown for eligibility.    a. Income eligibility is defined as low‐income households at 60% of the Area Median  Income (see income limits below). A household is defined as anyone that resides in the  house.  Household income is the total income of everyone in the household that is 18  years or older. Proof of income must be submitted.  b. The home on the application must be owner occupied (person who lives there owns  the home) and the applicant must be the homeowner(s). Property taxes must not be  outstanding on the property, or the owner must be enrolled in a program with the Tax  Assessor office.  Additionally, a minimum of two years of ownership and occupancy of  the home must be maintained for the house to be eligible. Proof of identification,  ownership and payment of property taxes must be submitted.    c. For repairs of less than $10,000 in value:  The applicant must be willing to agree to  reimburse the City for cost expended on their behalf if they place their house on the  market within two years of the date repairs are initiated.  For repairs of $10,000 or more, the applicant will have lien placed against the property  for the value of the repairs.  A lien is a charge that is recorded with the Williamson  County Clerk’s office and is associated with the title to the property.  When the house is  sold, or the deed transferred, the amount charged will be owed to the City.    2. Once the City reviews and approves the initial application, staff will inspect the home to  determine a list of repair priorities. With this list, the applicant will solicit three (3) bids for  the requested work and submit them to the City.      3. If the estimates are $10,000 or more, the application will be forwarded to the Housing  Advisory Board for review and will determine approval or denial of repairs.  a. In the review, the Board will examine current building and property maintenance  violations, the potential costs that would result from code enforcement, legal action  associated with eviction and demolition versus the cost of repairs.    4. For estimates less than $10,000, City staff will review the project costs and determine if  repairs can be funded.    5. Some repairs may be conducted by volunteer contractors and workers authorized by the  Home Repair Program, as available.         City of Georgetown  Home Repair Program Guidelines  6. The City will send a letter to the applicant either approving or denying the project.  Once  the homeowner agrees to the approved repairs, the City will contact the selected contractor.    7. The City will contract with the lowest acceptable bidder for the work.     8. Once completed, the contractor will submit to the City itemized invoices for all completed  work. The City will then pay the invoice directly to the contractor.      9. City permits shall be obtained for all projects that require permitting.  Permit fees for  approved projects shall be waived.     10. The City will take pictures of the property prior to work, as well as upon completion.           2014 Income Limits  Number of  Persons in  Household  Annual  Income before  taxes  (60%  AMI)   Monthly  Income Limit  before taxes  1 $31,680 $2,640  2 $36,180 $3,015  3 $40,725 $3,394  4 $45,225 $3,769  5 $48,855 $4,071  6 $52,455 $4,371  7 $56,100 $4,675  8 $59,700 $4,975      *Household income is the total income of everyone in the  household that is 18 years or older. Proof of income must be  submitted for all occupants.    Home Repair Program Application  1 of 2  CITY OF GEORGETOWN  HOME REPAIR PROGRAM  HOMEOWNER APPLICATION    Date:         All information provided within this application is intended to be voluntary and confidential. Additional  information provided by the homeowner may be attached to this page.     Homeowner Name:       Age of Home:        Address:                Telephone Number:       Cell Phone:         E‐mail address:               Number of occupants living in the house:      (List Relationship, i.e. child, sibling, roommate, etc. in the box below)    Occupant Name and Relationship Age Income                             Disabilities:                  Occupation:                   Income of all occupants of the house (before taxes):         Monthly:            or     Annually:      Home Repair Program Application  2 of 2    Home Repair Needs:                                                         Is this in response to a code enforcement violation?  Yes   No      Code Enforcement officer contact:          I/We understand that this is an application process only and that the requested repairs may not be made  (1) eligibility requirements are not met (2) other homes have greater need for repairs and/or (3) there is  not enough money in the program to make all repairs requested.               Homeowner Signature         ITEMS TO SUBMIT WITH THIS APPLICATION     Proof of ownership of home (deed, tax bill)   Copy of ID (driver’s license, social security card, etc.)   Proof of income (pay stubs, Income Tax Return)   Any supporting documentation for repairs requested (pictures, etc.) optional    Return this application by mail:    Downtown & Community Services   C/O Jennifer C. Bills  PO Box 409  Georgetown, TX 78627    Or in person:    Planning Department front desk  Georgetown Municipal Complex  300‐1 Industrial Ave.  Georgetown, TX 78626  ROC K ST W 1 1 T H S T 211 209 1008 1009 ± S M A I N S T S A U S T I N AV E W U N I V E R S I T Y AV E M A R T I N L U T H E R K I N G J R S T E U N I V E R S I T Y AV E ^` Legend 211 W. 11 th Streetfootprint Parcels Agriculture Busine ss Pa rk Local Commercial Ge neral Commercial Neighborh oodCommercial Industria l Multifamily Manufacture dHousing Mixed Use D owntown Office PF RL Residential Single-Family Two Family Townho use 1 inch = 25 feet 211 W. 11 th Stree t SPTB Description Area Market Ag Value Type ValueEff YearAreaDescriptionYear Built Bedrooms 2013 2012 2011 2010 Land Segments Sales Situs Address 211 11TH ST W GEORGETOWN, TX 78626 FlooringRoofInteriorExteriorFoundationConstruction Current Owner Legal Description Exemptions Market POPE, ROBERT KREGG (O447147) 211 W 11TH ST GEORGETOWN,TX 78626-5817 LOST ADDITION, BLOCK 64(PT), ACRES .12 HS Entities CGT, GWI, RFM, SGT, T03 82,052 Assessed 82,052 History Information Building Attributes 1.0 1947 Improvements Imp HS Imp NHS Land HS Land NHS Ag Mkt Ag Use Tim Mkt Tim Use HS Cap $35,530 Assessed $0 $40,771 $0 $0 $0 $0 $0 $0 $76,301 $33,172 $0 $39,203 $0 $0 $0 $0 $0 - $72,375 $41,485 $0 $39,203 $0 $0 $0 $0 $0 - $80,688 $56,902 $0 $17,380 $0 $0 $0 $0 $0 - $74,282 Date Volume Page Seller Name Heat/AC Baths Fireplace Year Built Rooms PB AS PA GBL TL ANDERSON JOHN SR ESTATE 964180208/07/1996 $38,537 ResidentialR $22,80819811947928Main AreaMA $4921981 78Open PorchOP $13,64119811999555Second FloorMA2 $1,500 80Out BldgOB $962009200944BalconyBL 043,5150.12000ResidentialA1 Page of1 1R043211 2014 05/16/2014Williamson Central Appraisal District Front of 211 W. 11th Street (south face). Rock Street facing (west face). Rear of house (north face). Side house (east face). City of Georgetown, Texas SUBJECT: Discussion and possible action of multifamily site development standards, review process and possible incentives for affordable units.--Jennifer C. Bills, Housing Coordinator ITEM SUMMARY: FINANCIAL IMPACT: None. SUBMITTED BY: Jennifer Bills, Housing Coordinator ATTACHMENTS: Description Type New Multifamily Standards Backup Material Standards approved and/or existing multifamily Backup Material Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 1 of 18 Chapter 4 Zoning Districts Section 4.01 Establishment of Zoning Districts Table 4.01.010 Zoning Districts Residential Zoning Districts RE Residential Estate RL Residential Low Density RS Residential Single-Family TF Two Family TH Townhouse MF Multifamily MF-1 Low Density Multifamily MF-2 High Density Multifamily MH Manufactured Housing Non-Residential Zoning Districts CN Neighborhood Commercial C-1 Local Commercial C-3 General Commercial OF Office IN Industrial Special Purpose Zoning Districts AG Agriculture BP Business Park PF Public Facilities PUD Planned Unit Development Mixed-Use Zoning Districts MU-DT Mixed Use Downtown MU Mixed Use Overlay Zoning Districts SP Special Area Plan Overlay D Downtown Overlay OT Old Town Overlay H Historic Overlay CVP Courthouse View Protection Overlay G Gateway Overlay Special Development Types (Apply to more than one District) - Residential Housing Diversity - Conservation Subdivision Section 4.04 Zoning District Purpose Statements 4.04.010 Residential Districts E. Townhouse District (TH) The Townhouse District (TH) is intended for townhouse and two-family dwellings attached single-family development. The TH District is appropriate for infill development as well as a transition from residential areas to non-residential areas. This District is also appropriate in areas designated on the Future Land Use Plan as one of the Mixed Use Land Use Categories. In the TH District, townhomes may shall be located on a single lot or multiple individual lots, provided that the provisions of this Chapter are met. * For Uses allowed in the TH District, see Chapter 5 * For Lot and Design Standards, see Section 6.03 Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 2 of 18 F. Multifamily District (MF) The Multifamily District (MF) is intended for multifamily residential development, such as apartments, townhouses, and associated uses. The MF District is appropriate in areas designated on the Future Land Use Plan for higher density and mixed-use and may be located along major thoroughfares. The MF District is appropriate adjacent to both Residential and Non-Residential Districts. * For Uses allowed in the MF District, see Chapter 5 * For Lot and Design Standards, see Section 6.03 F. Low Density Multifamily District (MF-1) The Low Density Multifamily District (MF-1) is intended for attached and detached multifamily residential development, such as apartments, condominiums, triplexes, and fourplexes, at a density not to exceed 14 dwelling units per acre. The MF-1 District is appropriate in areas designated on the Future Land Use Plan as High Density Residential or one of the Mixed-Use categories, and may be appropriate in the Moderate Density Residential area based on location, surrounding uses, and infrastructure impacts. Properties zoned MF-1 should have convenient access to major thoroughfares and arterial streets and should not route traffic through lower density residential areas. The MF-1 District is appropriate adjacent to both residential and non- residential districts and may serve as a transition between single-family districts and more intense multifamily or commercial districts. * For Uses allowed in the MF-1 District, see Chapter 5 * For Lot and Design Standards, see Section 6.03 G. High Density Multifamily District (MF-2) The High Density Multifamily District (MF-2) is intended for attached multifamily residential development, such as apartments and condominiums, at a density not to exceed 24 dwelling units per acre. The MF-2 District is appropriate in areas designated on the Future Land Use Plan as High Density Residential or one of the Mixed-Use categories. Properties zoned MF-2 should have direct access to major thoroughfares and arterial streets and should not route traffic through lower density residential areas. The MF District is appropriate adjacent to both Residential and Non-Residential Districts and may serve as a transition between single-family districts and more intense commercial districts. * For Uses allowed in the MF-2 District, see Chapter 5 * For Lot and Design Standards, see Section 6.03 H. Manufactured Housing District (MH) Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 3 of 18 Chapter 5 Zoning Use Regulations Section 5.02 Residential Uses Table 5.02.010 Residential Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Household Living Single-family, Detached P P P P P ---------- -- -- -- -- -- -- -- P Single-family, Attached -- -- -- L P P -------- -- -- -- -- -- -- -- -- A Two-family -- -- -- -- P P -------- -- -- -- -- -- -- -- -- Townhouse -- -- -- -- -- P P ------ --P --P ---- -- -- -- S Multifamily, Detached Dwelling Units ------------P -------------------- Apartment Multifamily, Attached Dwelling Units -- -- -- -- -- --P P P -- --P S P S -- S -- -- S E Manufactured Housing -- -- -- -- -- --------P -- -- -- -- -- -- -- -- Manufactured Housing Park -- -- -- -- -- --------P -- -- -- -- -- -- -- -- Accessory Dwelling Unit S S S S -- ---------- -- -- -- -- -- -- -- S B Second Dwelling Unit L -- -- -- -- ---------- -- -- -- -- -- -- -- -- C Upper-story Residential -- -- -- -- -- ---------- L L L L L -- -- L D Home-Based Business L L L L L L L L L L L L L L L -- -- L E F Group Living Group Home (6 residents or less) P P P P P P -------- -- -- -- -- -- -- -- P Group Home (7 to 15 residents) -- -- -- -- -- --P P P -- P P -- -- -- -- -- S Group Home (16 residents or more) -- -- -- -- -- --S S S -- P P -- -- -- -- S -- Assisted Living -- -- -- -- -- --P S P -- P P P -- -- -- -- S Nursing or Convalescent Home -- -- -- -- -- --P S P -- P P P -- -- -- ---- Hospice Facility S S S S S S P S P -- P P P -- -- -- -- S Orphanage P -- -- -- -- --P S P -- -- -- -- -- -- -- S -- Student Housing -- -- -- -- -- --S S S -- -- S -- -- -- -- -- -- Rooming or Boarding House -- -- -- S -- --P P P -- -- P -- -- -- -- -- S Halfway House S S S S S S S S S S -- -- -- -- -- -- -- -- 5.02.020 Residential Use Limitations E. Multifamily, Attached Dwelling Units 1. Attached multifamily dwelling units are permitted in accordance with Table 5.02.010. 2. A Special Use Permit, pursuant to Section 3.07, is required for attached multifamily dwelling units as designated in Table 5.02.010 and is subject to the following conditions: a. The location and context of the attached multifamily development shall be secondary and supportive to established surrounding commercial uses, helping to facilitate an active, pedestrian friendly environment where the mixture of uses enables people to live, work, play, and shop. b. Impervious coverage for attached multifamily developments in a C-1, C-3 or BP district shall be limited to 50% c. Front setbacks shall be in conformance with the front setback of the district in which the attached multifamily development is proposed. Side and rear setbacks for attached Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 4 of 18 multifamily developments in a C-1, C-3 or BP district shall be 15 feet, except where located adjacent to a residential zoning district the side and rear setbacks shall increase to 30 feet. d. Building height shall be in conformance with the building height of the district in which the attached multifamily development is proposed. e. A minimum building separation of 15 feet shall be provided between all buildings on the site. f. Attached multifamily development in all districts must also meet the Building Design Standards of Section 7.04, the Lighting Design Standards of Section 7.05, and the Non- Residential Landscape Requirements of Section 8.04. g. Attached multifamily development in all districts must also meet the Common Amenity Area requirements of Section 6.06.020 and the Parkland Dedication requirements of Section 13.05. h. Multifamily development existing prior to May 27, 2014, or depicted on a Site Plan approved prior to May 27, 2014, shall be exempt from the requirements of the limitations of this Section, except that any expansion to that development shall require Special Use Permit approval in accordance with this Section. 3. In addition to the requirements of Section 5.02.020.E.2, when reviewing the conceptual site layout required per Section 3.07, the City Council may consider and add conditions provided the requirements of the zoning district are not exceeded, to the Special Use Permit, including but not limited to the following: a. Location of the development; b. Amount of lot frontage along a commercial corridor; c. Dwelling units per acre (maximum 24); d. Maximum building heights; e. Dwelling units per structure; f. Type and number of amenities; g. Accessory structures; h. Ingress and egress locations; and i. Landscape buffers. F. Home-Based Businesses Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 5 of 18 Section 5.03 Civic Uses Table 5.03.010 Civic Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Educational and Day Care Facilities School, Elementary L L L L L L L L L -- L L L -- -- -- L -- A School, Middle L S S S S S S S S -- L L L -- -- -- L -- A School, High L -- -- -- -- ---------- -- L L -- -- -- L -- A School, College or University L -- -- -- -- ---------- -- L L -- -- -- L S A School, Boarding L -- -- -- -- ---------- -- -- -- -- -- -- L -- A School, Business or Trade L -- -- -- -- ---------- -- L L L L L L S A Day Care, Family Home L L L L L L L L L L -- -- -- -- -- -- -- L B Day Care, Group S S S S S S L L L L L L L L L -- -- L B Day Care, Commercial -- -- -- -- -- --L L L -- L L L L L -- -- S B Government and Community Facilities Activity Center, Youth or Senior S S S S S S S S S -- L L L -- -- -- L S A Animal Shelter L -- -- -- -- ---------- -- -- -- -- -- L L -- A, C Community Center -- -- -- S -- ---------- S L L -- -- -- L S A Correctional Facility S -- -- -- -- ---------- -- -- S -- -- S S S Emergency Services Station S S S S S S S S S -- P P P P P P P P A Government or Postal Office -- -- -- -- -- ---------- P P P P P P P P Library or Museum -- -- -- -- -- ---------- P P P P -- -- P P Social Service Facility -- -- -- -- -- ---------- -- P P P -- -- P S Medical and Institutional Facilities Hospital -- -- -- -- -- ---------- -- P P -- -- -- P S Hospital, Psychiatric -- -- -- -- -- ---------- -- -- S -- -- -- S S Substance Abuse Treatment Facility -- -- -- -- -- ---------- -- -- S -- -- -- S -- Blood or Plasma Center -- -- -- -- -- ---------- -- P P -- -- -- -- S Places of Worship Religious Assembly Facilities L L L L L L L L L -- L L L L L -- L L A Religious Assembly Facilities with Columbaria L L L L L L L L L -- L L L L L -- L L A, D Parks and Open Spaces Nature Preserve or Community Garden P L L L L L L L L -- P P P P P P P P A Neighborhood Amenity, Activity, or Recreation Center L L L L L L L L L L -- L L -- -- -- -- -- A Public Park, Neighborhood L L L L L L L L L L L L L L L L L L A Public Park, Regional L -- -- -- -- ---------- -- L L -- -- -- L -- A Golf Course L L L L L L L L L -- -- -- -- -- -- -- L -- A Cemetery, Columbaria, Mausoleum or Memorial Park S -- -- S -- ---------- -- -- S -- -- S S -- A Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 6 of 18 Section 5.04 Commercial Uses Table 5.04.010 Commercial Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Overnight Accommodations Bed and Breakfast S S S S S S S S S -- L L -- -- -- -- -- L B Bed and Breakfast with Events S S S S S S S S S -- L L -- -- -- -- -- L B, C Inn S -- -- -- -- ---------- S P P -- -- -- -- P Hotel, Boutique -- -- -- -- -- ---------- -- P P S S -- -- S Hotel, Full Service -- -- -- -- -- ---------- -- P P -- L -- -- S D Hotel, Limited Service -- -- -- -- -- ---------- -- P P -- L -- -- -- D Hotel, Extended Stay -- -- -- -- -- ---------- -- -- P -- L -- -- -- D Motel -- -- -- -- -- ---------- -- -- P -- -- -- -- -- Campground or RV Park S -- -- -- -- ---------- -- -- -- -- -- -- -- -- Food and Beverage Establishments Restaurant, General -- -- -- -- -- ---------- L L P L L -- L P E, A Restaurant, Drive-through -- -- -- -- -- ---------- S L P -- L -- -- S E, A Bar, Tavern or Pub -- -- -- -- -- ---------- S L L -- -- -- -- S F, A Dance Hall or Nightclub -- -- -- -- -- ---------- -- L L -- -- -- -- S F, A Micro Brewery or Micro Winery -- -- -- -- -- ---------- L L L -- -- -- -- L G, A Food Catering Services -- -- -- -- -- ---------- L L P -- P P -- P Entertainment and Recreation Live Music or Entertainment -- -- -- -- -- ---------- -- L L -- -- -- -- L H Theater, Movie or Live -- -- -- -- -- ---------- -- L P -- -- -- -- S I Membership Club or Lodge -- -- -- -- -- ---------- -- L P -- -- -- -- S A Sexually Oriented Business -- -- -- -- -- ---------- -- -- -- -- -- S -- -- Major Event Entertainment S -- -- -- -- ---------- -- -- S -- -- S S -- Athletic Facility, Indoor or Outdoor -- -- -- -- -- ---------- -- -- L -- -- P L -- J Commercial Recreation -- -- -- -- -- ---------- -- L L -- -- -- -- S J, A Driving Range L -- -- -- -- ---------- -- -- L -- -- P -- -- J Firing Range, Indoor S -- -- -- -- ---------- -- -- S -- -- S -- -- Firing Range, Outdoor S -- -- -- -- ---------- -- -- -- -- -- -- -- -- Health Services Home Health Care Services -- -- -- -- -- ---------- L L P P P -- -- P K, A Medical or Dental Office -- -- -- -- -- ---------- L L P P -- -- -- P K, A Medical or Dental Clinic -- -- -- -- -- ---------- -- L P P -- -- -- S K, A Urgent Care Facility -- -- -- -- -- ---------- -- L P -- -- -- -- S K, A Professional and Business Offices General Office -- -- -- S -- ---------- L L P P P P -- L K, A Integrated Office Center -- -- -- -- -- ---------- -- L P S P P -- L K, A Data Center -- -- -- -- -- ---------- -- -- L L P P -- -- L Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 7 of 18 Table 5.04.010 Commercial Uses (cont’d.) Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Consumer Retail Sales and Services General Retail -- -- -- -- -- ---------- L L P -- L -- -- L M, A Agricultural Sales P -- -- -- -- ---------- -- L P -- -- -- -- -- A Landscape Supply Sales / Garden Center P -- -- -- -- ---------- -- L P -- -- -- -- -- A Farmer's Market P -- -- -- -- ---------- L L P -- -- -- -- P A Flea Market S -- -- -- -- ---------- -- -- S -- -- -- -- -- Artisan Studio and Gallery P -- -- -- -- ---------- -- L P -- -- P -- P A Personal Services -- -- -- -- -- ---------- L L P P L -- -- P N, A Personal Services, Restricted -- -- -- -- -- ---------- -- S P -- -- -- -- S Dry Cleaning Service, Drop-off Only -- -- -- -- -- ---------- L L P P L -- -- P N, A Laundromat -- -- -- -- -- ---------- L L P -- -- -- -- P N, A Printing, Mailing and Reproduction Services -- -- -- -- -- ---------- L L P P L -- -- P N, A Fitness Center -- -- -- -- -- ---------- L L P -- L -- -- S O, A Banking and Financial Services -- -- -- -- -- ---------- -- L P P -- -- -- P A Consumer Repair -- -- -- -- -- ---------- L L P -- -- -- -- P A Small Engine Repair -- -- -- -- -- ---------- -- -- P -- P P -- -- Funeral Home -- -- -- -- -- ---------- -- L P -- -- -- -- -- A Kennel L -- -- -- -- ---------- -- -- L -- -- L -- -- P Veterinary Clinic, Indoor Pens Only P -- -- -- -- ---------- -- L P -- -- -- -- P A Veterinary Clinic, Indoor or Outdoor Pens P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Self Storage, Indoor -- -- -- -- -- ---------- -- -- L -- -- P -- -- Q Self Storage, Outdoor -- -- -- -- -- ---------- -- -- L -- -- L -- -- Q Commercial Sales and Services Commercial Document Storage -- -- -- -- -- ---------- -- -- -- P P P -- -- Event Catering and Equipment Rental Services -- -- -- -- -- ---------- -- -- P -- P P -- -- Furniture Repair and Upholstery -- -- -- -- -- ---------- -- -- -- -- P P -- -- Heavy Equipment Sales and Repair -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Pest Control or Janitorial Services -- -- -- -- -- ---------- -- L L -- -- P -- -- R, A Office/Showroom -- -- -- -- -- ---------- -- -- -- -- P P -- -- Wholesale Showrooms -- -- -- -- -- ---------- -- -- -- -- P P -- -- Greenhouse, Wholesale P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Stone, Mulch or Dirt Sales Yards P -- -- -- -- ---------- -- -- -- -- -- P -- -- Manufactured Housing Sales -- -- -- -- -- ---------- -- -- S -- -- P -- -- Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 8 of 18 Table 5.04.010 Commercial Uses (cont’d.) Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Automotive Sales and Services Automobile Sales, Rental or Leasing Facility -- -- -- -- -- ---------- -- -- S -- -- P -- -- S Automobile Parts and Accessories Sales, Indoor -- -- -- -- -- ---------- -- L P -- -- -- -- -- A Automobile Parts and Accessories Sales, Outdoor -- -- -- -- -- ---------- -- -- S -- -- P -- -- Automobile Repair and Service, Limited -- -- -- -- -- ---------- -- -- P -- -- P -- -- Automobile Repair and Service, General -- -- -- -- -- ---------- -- -- S -- -- P -- -- T Fuel Sales -- -- -- -- -- ---------- -- L P -- S P -- -- U Car Wash -- -- -- -- -- ---------- -- L P -- S P -- -- V Recreational Vehicle Sales, Rental or Service -- -- -- -- -- ---------- -- -- S -- -- P -- -- Towing Services and Impound Lots -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Section 5.05 Transportation and Utility Uses Table 5.05.010 Transportation and Utility Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Airport S -- -- -- -- ---------- -- -- -- -- -- S S -- Heliport -- -- -- -- -- ---------- -- -- L L L L L L A Bus Barn -- -- -- -- -- ---------- -- -- S -- -- P P -- Parking Lot, Off-Site -- -- -- -- -- ---------- -- P P P P P P P Parking Lot, Commercial -- -- -- -- -- ---------- -- P P P P P -- P Park-n-Ride Facility -- -- -- -- -- ---------- P P P P P P P P Private Transport Service Dispatch Facility -- -- -- -- -- ---------- -- S P -- -- P -- S Rail or Transit Yard -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Transit Passenger Terminal -- -- -- -- -- ---------- -- -- P -- -- P P P Utility Services, Minor P P P P P P P P P P P P P P P P P P Utility Services, Intermediate L L L L L L L L L L L P P P P P P L B Utility Services, Major -- -- -- -- -- ---------- -- P P P P P P -- Wireless Transmission Facility, 40' or less L L L L L L L L L L L L L L L L L L 5.10 Wireless Transmission Facility, over 40' -- -- -- -- -- ---------- -- -- S -- -- S S -- 5.10 Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 9 of 18 Section 5.06 Industrial Uses Table 5.06.010 Industrial Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Contractor Services, Limited -- -- -- -- -- ---------- -- -- -- -- P P -- -- Contractor Services, General -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Movie Production -- -- -- -- -- ---------- -- -- -- -- P P -- -- Printing and Publishing -- -- -- -- -- ---------- -- -- -- -- P P -- -- Office/Warehouse -- -- -- -- -- ---------- -- -- -- -- P P -- -- Research, Testing and Development Lab -- -- -- -- -- ---------- -- -- -- -- P P -- -- Manufacturing, Processing and Assembly, Limited -- -- -- -- -- ---------- -- -- -- -- P P -- -- Manufacturing, Processing and Assembly, General -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Warehousing and Distribution, Limited -- -- -- -- -- ---------- -- -- -- -- S P -- -- Warehousing and Distribution, General -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Truck Terminal -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Lumber Yard -- -- -- -- -- ---------- -- -- S -- -- P -- -- Dry Cleaning or Laundry Plant -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Asphalt or Concrete Batch Plant -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Resource Extraction S -- -- -- -- ---------- -- -- -- -- -- S -- -- Oil Refinery and Distribution -- -- -- -- -- ---------- -- -- -- -- -- S -- -- Recycling Collection Center -- -- -- -- -- ---------- -- -- -- -- -- P -- -- Waste Related Uses -- -- -- -- -- ---------- -- -- -- -- -- S -- -- Wrecking, Scrap or Salvage Yard -- -- -- -- -- ---------- -- -- -- -- -- S -- -- Section 5.07 Agricultural Uses Table 5.07.010 Agricultural Uses Specific Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Farm Stand P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Petting Zoo P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Animal Husbandry P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Dairy S -- -- -- -- ---------- -- -- -- -- -- -- -- -- Commercial Feed Lot S -- -- -- -- ---------- -- -- -- -- -- -- -- -- Meat Market P -- -- -- -- ---------- -- S S -- -- P -- -- Aquaculture P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Horticulture P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Vineyard P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Taxidermist P -- -- -- -- ---------- -- -- -- -- -- P -- -- Public Stable, Riding Academy P -- -- -- -- ---------- -- -- -- -- -- -- -- -- Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 10 of 18 Section 5.08 Temporary Uses Table 5.08.010 Temporary Uses Temporary Use AG RE RL RS TF TH MF MF 1 MF 2 MH CN C1 C3 OF BP IN PF MU D T MU No t e s Seasonal Product Sales L L L L L L L L L L L L L L L L L L L A Farmer's Market, Temporary L -- -- -- -- --L L L L L L L L L L L L L A Mobile or Outdoor Food Vendor -- -- -- -- -- ---------- -- -- L -- L L L L L A Business Offices, Temporary -- -- -- -- -- --L L L L L L L L L L L L L B Concrete Products, Temporary L L L L L L L L L L L L L L L L L L L C Construction Field Office L L L L L L L L L L L L L L L L L L L D Construction Staging, Off-site L L L L L L L L L L L L L L L L L -- L E Parking Lot, Temporary L L L L L L L L L L L L L L L L L L L F Portable Classrooms L L L L L L L L L -- L L L -- -- -- L -- L G Residential Sales Offices/Model Homes L L L L L L -------- -- -- -- -- -- -- -- -- L H All Other Uses as Determined by the Director L L L L L L L L L L L L L L L L L L L I Chapter 6 Residential and Agriculture Zoning Districts: Lot, Dimensional and Design Standards Section 6.03 Development Standards 6.03.070 TH – Townhouse District The Townhouse District (TH) is intended for townhouse and two-family dwellings attached single- family development. The TH District is appropriate for infill development as well as a transition from residential areas to non-residential areas. This District is also appropriate in areas designated on the Future Land Use Plan as one of the Mixed Use Land Use Categories. In the TH District, townhomes may shall be located on a single lot or multiple individual lots, provided that the provisions of this Chapter are met. More than one principal structure may be located on a single lot, with a maximum of six units per structure. A townhouse row shall not include more than six connected units. Townhouse development constructed in a Non-Residential District shall comply with the minimum setbacks, building heights, and impervious cover of the non-residential districts. All other lot and dimensional standards of the TH District, as noted in the table below, shall be met, in addition to residential design standards numbers 1 – 4 in subsection “C” of this Section. Dimension Interpretations and Exceptions in Section 6.05 and applicable Site Design standards located in Section 6.06 shall apply to such development. Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 11 of 18 A. Lot and Dimensional Standards TH – Townhouse Overall Lot Size, minimum square feet 6,000 Townhouse Lot Size, minimum square feet 2,000 Dwelling Units per Structure Row, max. 6 Overall Lot Width, minimum feet 66 Townhouse Lot Width, minimum feet 22 Front Setback, minimum feet 15 Non-Shared Wall Side Setback, minimum feet 10 Interior Shared Wall Side Setback, minimum feet 0 Rear Setback, minimum feet 15 Building Height, maximum feet 4035 Accessory Building Height, maximum feet 15 Impervious Cover, maximum % See Section 11.02 B. Allowed Uses 1. Townhouse (on one lot or multiple individual lots). 2. Two-family. 32. Single-family, Attached (provided that the requirements in Section 6.03.070.C.6 are met). 43. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in the TH District. 54. Those non-residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the TH District. 65. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible with the primary uses allowed in the TH District. C. Residential Design Standards 1. Required Setbacks a. Except as otherwise provided herein, the minimum front setback shall be 15 feet. A minimum front setback of 5 10 feet is permissible with approved rear access or parking in the rear setback with approved rear access when off-street parking access is limited to the rear of the property. c. A minimum building separation of 10 feet is required between all townhouse structures located on a single lot. 4. Common Recreation Amenity Area Common Recreation Amenity Areas are required for townhouse development in the TH District in accordance with Section 6.06.040020. 6.03.080 MF – Multi-family District The Multifamily District (MF) is intended for Multi-family residential development, such as apartments, townhouses, and associated uses. The MF District is appropriate in areas designated on the Future Land Use Plan for higher density and mixed-use and may be located along major thoroughfares. The MF District is appropriate adjacent to both Residential and Non-Residential Districts. More than one (1) principal structure may be erected on a single lot in the MF District. Multifamily units constructed in a Non-Residential District shall comply with the standards of the particular Non-Residential District, not the standards of the MF District. However, all design standards of this Section shall apply in addition to such standards of the Non-Residential District, where the more stringent provision shall apply. In addition, Dimensional Interpretations and Exceptions in Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 12 of 18 Section 6.05 and applicable Site Design standards located in Section 6.06 shall apply to such development. A. Lot and Dimensional Standards MF – Multifamily Lot Size, minimum square feet 12,000 Townhouse Lot Size, minimum square feet 2,000 Units per acre, maximum 24 Apartment Units per Structure, maximum 24 Townhouse Units per structure, max. 6 Lot Width, minimum feet 40 Townhouse Lot Width, minimum feet 22 Front Setback, minimum feet 20 Side Setback, minimum feet 20 Interior Side Setback or a Townhouse, minimum feet 0 Rear Setback, minimum feet 20 Building Height, minimum feet 60 Accessory Building Height, max. feet 15 Impervious Cover, maximum % See Section 11.02 B. Allowed Uses 1. Multifamily. 2. Townhouse (on one lot or multiple lots). 3. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in the MF District. 4. Those non-residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the MF District. 5. Those accessory uses identified in Section 5.01.020.E of this Code that may be compatible with the primary uses allowed in the MF District. C. Residential Design Standards The design standards below apply to all dwellings in the MF District in addition to all Site Design standards in Section 6.06. 1. Multifamily development shall comply with the Building and Site Design provisions of Sections 7.04 and 7.05 of this Code. 2. A minimum building separation of 15 feet is required between all primary buildings on the site. 3. A Low or Medium Bufferyard is required for the MF District adjacent to the AG (Low Level), RE, RL and RS Districts. See Section 8.04.060 for Bufferyard requirements. 4. Common Recreation Areas are required for development in the MF District in accordance with Section 6.06.020. D. Non-Residential and Accessory Design Standards 1. Non-Residential and accessory uses shall meet all of the lot and dimensional standards of the MF District, in addition to the provisions in Sections 6.05 and 6.06. 2. Non-Residential uses shall meet all requirements of Section 7.04 and 7.05. 3. Accessory uses shall also meet all the specific requirements of 6.06.010. E. Other Requirements of This Chapter 1. Dimensional Interpretations and Exceptions, Section 6.05. Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 13 of 18 2. Residential Site Design Standards, Section 6.06. 3. Common Recreation Area, Section 6.06.020. 6.03.080 MF-1 – Low Density Multifamily District The Low Density Multifamily District (MF-1) is intended for attached and detached multifamily residential development, such as apartments, condominiums, triplexes, and fourplexes, at a density not to exceed 14 dwelling units per acre. The MF-1 District is appropriate in areas designated on the Future Land Use Plan as High Density Residential or one of the Mixed-Use categories, and may be appropriate in the Moderate Density Residential area based on location, surrounding uses, and infrastructure impacts. Properties zoned MF-1 should have convenient access to major thoroughfares and arterial streets and should not route traffic through lower density residential areas. The MF-1 District is appropriate adjacent to both residential and non-residential districts and may serve as a transition between single-family districts and more intense multifamily or commercial districts. A. Lot and Dimensional Standards MF-1 – Low Density Multifamily Lot Size, minimum square feet 12,000 Dwelling Units per Acre, maximum 14 Dwelling Units per Structure, maximum 12 Lot Width, minimum feet 50 Front Setback, minimum feet 20 Side Setback, minimum feet 10 Side Setback to Residential District, minimum feet 20 Rear Setback, minimum feet 10 Rear Setback to Residential District, minimum feet 20 Building Height, maximum feet 35 Accessory Building Height, maximum feet 15 Impervious Cover, maximum % See Section 11.02 B. Allowed Uses 1. Multifamily, Detached Dwelling Units. 2. Multifamily, Attached Dwelling Units. 3. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in the MF-1 District. 4. Those non-residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the MF-1 District. 5. Those accessory uses that may be compatible with the primary uses allowed in the MF-1 District per Section 5.01.020.E of this Code. C. Residential Design Standards The design standards below apply to all residential development in the MF-1 District in addition to the provisions of Sections 6.05 and 6.06 of this Chapter. 1. All development within the MF-1 District shall also comply with the Building Design standards of Section 7.04 and the Lighting Design standards of Section 7.05 of this Code. 2. A minimum building separation of 15 feet is required between all buildings on the site. 3. Landscape bufferyards are required between the MF-1 District and adjacent AG, RE, RL and RS Districts. See Section 8.04.060 for Bufferyard requirements. 4. Common Amenity Areas are required for development in the MF-1 District in accordance with Section 6.06.020. Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 14 of 18 D. Non-Residential and Accessory Design Standards 1. Non-Residential and accessory uses shall meet all of the lot and dimensional standards of the MF-1 District, in addition to the provisions in Sections 6.05 and 6.06. 2. Non-Residential uses shall meet all requirements of Section 7.04 and 7.05. 3. Accessory uses shall also meet all the specific requirements of 6.06.010. E. Other Requirements of this Code 1. Dimensional Interpretations and Exceptions, Section 6.05 2. Accessory Structures and Recreation Areas, Section 6.06 3. Common Recreation Area, Section 6.06.020 4. Chapter 8, Tree Preservation, Landscaping, and Fencing 5. Chapter 9, Off-Street Parking and Loading 6.03.090 MF-2 – High Density Multifamily District The High Density Multifamily District (MF-2) is intended for attached multifamily residential development, such as apartments and condominiums, at a density not to exceed 24 dwelling units per acre. The MF-2 District is appropriate in areas designated on the Future Land Use Plan as high density residential or mixed-use. Properties zoned MF-2 should have direct access to major thoroughfares and arterial streets and should not route traffic through lower density residential areas. The MF District is appropriate adjacent to both Residential and Non-Residential Districts and may serve as a transition between single-family districts and more intense commercial districts. A. Lot and Dimensional Standards MF-2 – High Density Multifamily Lot Size, minimum square feet 2 acres Dwelling Units per acre, maximum 24 Dwelling Units per Structure, maximum 24 Lot Width, minimum feet 50 Front Setback, minimum feet 25 Side Setback, minimum feet 15 Side Setback to Residential District, minimum feet 30 Rear Setback, minimum feet 15 Rear Setback to Residential District, minimum feet 30 Building Height, maximum feet 45 Accessory Building Height, maximum feet 15 Impervious Cover, maximum % See Section 11.02 B. Allowed Uses 1. Multifamily, Attached Dwelling Units. 2. Those residential uses identified in the Use Tables in Chapter 5 of this Code as allowable in the MF-2 District. 3. Those non-residential uses identified in the Use Tables in Chapter 5 of this Code as allowed in the MF-2 District. 4. Those accessory uses that may be compatible with the primary uses allowed in the MF-2 District per Section 5.01.020.E of this Code. C. Residential Design Standards The design standards below apply to all residential development in the MF-2 District in addition to the provisions of Sections 6.05 and 6.06 of this Chapter. Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 15 of 18 1. All development within the MF-2 District shall also comply with the Building Design standards of Section 7.04 and the Lighting Design standards of Section 7.05 of this Code. 2. A minimum building separation of 15 feet is required between all buildings on the site. 3. Landscape bufferyards are required between the MF-2 District and adjacent AG, RE, RL and RS Districts. See Section 8.04.060 for Bufferyard requirements. 4. Common Amenity Areas are required for development in the MF-2 District in accordance with Section 6.06.020. D. Non-Residential and Accessory Design Standards 1. Non-Residential and accessory uses shall meet all of the lot and dimensional standards of the MF-2 District, in addition to the provisions in Sections 6.05 and 6.06. 2. Non-Residential uses shall meet all requirements of Section 7.04 and 7.05. 3. Accessory uses shall also meet all the specific requirements of 6.06.010. E. Other Requirements of this Code 1. Dimensional Interpretations and Exceptions, Section 6.05 2. Accessory Structures and Recreation Areas, Section 6.06 3. Common Recreation Area, Section 6.06.020 4. Chapter 8, Tree Preservation, Landscaping, and Fencing 5. Chapter 9, Off-Street Parking and Loading 6.03.090 6.03.100 MH – Manufactured Housing District 6.06.020 Common Recreation Amenity Area A. Applicability The provisions of this Section apply to: 1. Townhouses; 2. Attached or detached Mmultifamily structures development; or 3. Manufactured housing parks; and 4. Developments with one or more lots on which are placed Any development type where more than ten (10) two (2) dwelling units are located on the same parcel. B. Common Recreation Amenity Area Requirements 1. A minimum of 280 square feet per dwelling unit of an improved common Common recreation amenity area shall be provided and/or improved by the developer. This recreation amenity area is an in addition to any required parkland dedication or private open space requirement. 2. The recreation amenity area shall be privately constructed, maintained and operated by the developer, residents of the subdivision through an incorporated homeowners association or property owners association, or the owner of the manufactured home lease community, and the person or entity responsible for ownership, and maintenance,. and operational Operational responsibilities shall be noted on the plat and/or on a separate instrument recorded in the Official Records of Williamson County. 3. The required recreation area shall meet the basic needs of a local park, be approved by the Director and shall include either subsection (a) or (b), below. When two areas are required, they shall differ from one another. a. At least two (2) of the following: i. Children’s play areas; ii. Picnic areas; iii. Trails (walkways or bike trails); Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 16 of 18 iv. Landscaped sitting areas; or b. At least one (1) of the following: i. Game court areas; ii. Turf playing fields; iii. Swimming pools; iv. Recreational buildings. 3. Common amenity area(s), accessible to all residents, shall be provided at the following rate: Number of Dwelling Units Minimum Number of Amenities 0-12 0 13-49 1 50-99 2 100-149 3 150-199 4 200 or more 5 4. The required amenity area(s) shall be selected from those listed below. Director approval shall be required for any amenity types not listed. When more than one amenity is required, they shall differ from one another. a. Playground equipment - manufacturer must certify that it meets all commercial recreational safety standards b. Picnic areas – minimum of two (2) tables and two (2) cooking grills per 100 dwelling units c. Trails (walkways or bike trails) - at least the distance of the perimeter of the property d. Landscaped sitting areas – minimum of one (1) bench per building either in an organized grouping or dispersed throughout development e. Fenced dog park - minimum size of 2,500 square feet with 25-foot minimum depth f. Private fitness facility g. Business center h. Sport courts i. Clubhouse – to include kitchen and social room for resident use j. Swimming Pool k. Laundry facility l. After school center for children m. Community garden – minimum 200 square feet 45. The common recreation amenity area shall be designed to adequately serve the number of dwellings within the development, according to accepted City standards set by the Parks and Recreation Department. All equipment and other improvements must be of commercial quality and approved by the Director of Parks and Recreation. 56. At least 50% of the common recreation amenity area must be located outside of the 100- year floodplain. Chapter 7 Non-Residential Zoning Districts: Lot, Dimensional and Design Standards Section 7.03 Development Standards 7.03.010 General B. In addition to the provisions of this Code identified in Section 7.03.010.A, all All Residential development in a Non-Residential Zoning District shall comply with the lot, dimensional, and Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 17 of 18 design standards of this Chapter. See Additionally, townhouse development shall be required to meet the standards of Sections 6.03.070.C and 6.02.0206.03.080 for additional requirements. See Section 5.02.020.E related to Special Use Permits for multifamily uses in a C-1, C-3, BP, or MUDT district. Chapter 8 Tree Preservation, Landscaping and Fencing Section 8.04 Non-Residential Landscape Requirements 8.04.060 Bufferyards Table 8.04.060 Bufferyard Level Required Adjacent District AG RE RL RS TF MH TH MF MF1 MF2 CN C1 C3 OF PF BP IN MUDT Bu f f e r y a r d R e q u i r e d AG c c c c c c c c c c -- -- -- -- -- -- -- -- MH a a a a a -- -- -- -- -- -- -- -- -- -- -- -- -- TH a a a a a b -- -- -- -- -- -- -- -- -- -- -- -- MF a c c c c c -- -- -- -- -- -- -- -- -- -- MF1 a c c c c c -- -- -- -- -- -- -- -- -- -- -- MF2 a c c c c c -- -- -- -- -- -- -- -- -- -- -- CN a a a a a a a a a a -- -- -- -- -- -- -- -- C1 c c c c c c c c c c -- -- -- -- -- -- -- -- C3 c c c c c c c c c c -- -- -- -- -- -- -- -- OF c c c c c c c c c c -- -- -- -- -- -- -- -- PF c c c c c c c c c c -- -- -- -- -- -- -- -- BP c c c c c c c c c c -- -- -- -- -- -- -- -- IN e e e e e e e e e e d d d d d -- -- d MUDT a a a a a a -- -- -- -- -- -- -- -- -- -- -- -- e. A High Level Bufferyard is required when a property zoned IN District develops adjacent to a RE, RL, RS, TF, TH, or MF MF-1, or MF-2 District or when adjacent to an existing single- family home in the AG District. Chapter 11 Environmental Protection Section 11.02 Impervious Cover 11.02.010 Impervious Cover Limitation Table 11.02.010.B Impervious Cover (max. %) for Residential Zoning Districts Residential Zoning Districts AG RE RL RS TF TH MF MF1 MF2 MH All properties 20 40 45 45 45 50 50 50 50 50 Chapter 16 Definitions Section 16.02 Definitions Apartment. A structure that contains four three or more dwelling units that share common walls, floors or ceilings with one or more dwelling units. The land underneath the apartment structure is not divided into separate lots. See also Multifamily, Attached Dwelling Units. Duplex. A residential structure containing two (2) attached dwelling units which share common walls and are designed exclusively for the use and occupancy of two families living independently of each other. The land underneath the structure is not divided into separate lots. See also Two-family. Ordinance Number: ___________________ Ordinance Exhibit A Description: Multifamily UDC Amendments Page 18 of 18 Fourplex. A multifamily structure containing four (4) attached dwelling units which share common walls and are designed exclusively for the use and occupancy of four families living independently of each other. The land underneath the structure is not divided into separate lots. May also be referred to as a quadraplex. See also Multifamily, Attached Dwelling Units. Multifamily. A structure that contains two The use of a single lot or parcel for three or more dwelling units that share common walls or floor/ceilings with one or more units regardless of whether those dwelling units are attached within one structure or detached in multiple structures. The land underneath the structure is not divided into separate lots. Multifamily include structures such as townhouses, three- plexes, four- or quad-plexes, apartments, and condominiums. Does not constitute nor equal the a Multifamily Zoning District or uses allowed therein. Multifamily, Attached Dwelling Units. Three or more dwelling units located on a single lot or parcel, with each dwelling unit located in a structure containing three or more dwelling units. This term includes, but is not limited to, triplexes, quadraplexes, and apartments. Multifamily, Detached Dwelling Units. Three or more dwelling units located on a single lot or parcel, with each dwelling unit located within a structure containing no more than two dwelling units. Single-family, Attached. A single-family dwelling unit, located on its own lot that shares one or more common or abutting walls with one other single-family dwelling unit on a separate lot. Townhouse. A dwelling unit on an individual lot that is part of a series of Tthree or more dwelling units having common side walls with or abutting one or more adjoining dwelling units in a townhouse group row. Townhouse Lot. A lot being a portion of a townhouse development that is intended for separate ownership, whether officially divided as a legal lot or maintained under ownership with the other townhouse lots in the structure. A townhouse lot consists of the townhouse and associated required private open space. Townhouse lots are only applicable when three or more townhouses are grouped in a single structure Townhouse Row and cannot stand alone as a single lot. Townhouse Row. A series of three (3) or more connected townhouses. Triplex. A multifamily structure containing three (3) attached dwelling units which share common walls and are designed exclusively for the use and occupancy of three families living independently of each other. The land underneath the structure is not divided into separate lots. See also Multifamily, Attached Dwelling Units. Two-family. The use of a single lot or parcel for two dwelling units contained within a single building, other than a mobile home. See also Duplex. UDC Standards vs existing develo Lot Size, minimum 12,000 2 acre 570,636 428,630 864,666 365,468 1 bedroom 1.5 spots Units per acre maximum 14 24 19.08 18.3 14.5 27.18 2 bedroom 2 spots Apartments per Structure, max 12 24 24‐30 24 24 17‐91 3 bedrooms 2.5 spots Lot width, minimum feet 50 50 1,245 68 Front Setback, minimum feet 20 25 25 15*** 20 0 / 25**** Side Setback, minimum feet 10 15 10 15*** 20 0 /25**** Side Setback to Residential,  minimum feet 20 30 ‐‐ ‐‐0 /25**** Rear Setback, minimum feet 10 15 0 ‐‐20 0 /25****regular Rear Setback to Residential,  minimum feet 20 30 ‐‐20 for buildings, 0  for parking***0 /25**** compact Building Height, maximum feet 35 45 38.5** 38.5 36.67 49 Parallel Accessory building height, max.  feet 15 15 Impervious Cover, max 50% 50% 60.73% 66%*** 47% 66.40% ****approved with PUD zoning: 0' to internal lots/streets, 25' to external lots/streets Summit at  Rivery (MF‐ PUD) MF‐1MF‐2 Westinghouse  Pointe (C‐1) Gateway  Northwest (MF‐ PUD) Vantage at  Georgetown  (MF) 1 spot per dwelling unit Parking Unified Development Standards for Multifamily vs recent developments *up to 70% with water quality improvements ** approved with a code exception ***approved with PUD zoning Multifamily Senior Multifamily up to 10% of the minimum can be allocated for compact cars Parking Space Dimensions 9 feet wide by 18 feet long 8 feet wide by 16 feet long 8.5 wide by 22 feet long plus 5% of required spots for  visitor use plus 5% of required  spots for visitor use City of Georgetown, Texas SUBJECT: Discussion and possible action to offer fee waivers to incentivize workforce housing development.--Jennifer C. Bills, Housing Coordinator ITEM SUMMARY: FINANCIAL IMPACT: None. SUBMITTED BY: Jennifer Bills, Housing Coordinator City of Georgetown, Texas SUBJECT: Discussion and possible action to create a format and outline for the August 26, 2014 presentation at City Council Workshop.--Jennifer C. Bills, Housing Coordinator ITEM SUMMARY: FINANCIAL IMPACT: None. SUBMITTED BY: Jennifer Bills, Housing Coordinator ATTACHMENTS: Description Type draft Preentation for the 8-26-14 CC Workshop Backup Material Housing Advisory Board Update Update and Feedback August 26, 2014 Presentation Overview •Purpose of the Board and Housing Element •Previous information and feedback •Implementation of the Housing Element 2 Purpose of the Board “The Board is established for the purpose of advising the City Council on ensuring the City has housing affordable for residents at all income levels.” -Housing Advisory Board Bylaws 3 Housing Element of the Comprehensive Plan •Adopted on July 24, 2012 as part of the 2030 Plan. •Identified a need for 2,902 affordable rental units by 2017 if no new units were created. •1,069 of these fall into the Workforce housing range. 4 Affordable Housing •Affordable Housing is defined as spending no more than 30% of gross household income on housing. •The housing research indicated that there is a deficiency of housing for households that make less than 80% of Area Median Income. City of Georgetown 5 Workforce Housing •Workforce Housing is for those that make between 30% and 80% of AMI. City of Georgetown 6 % of AMI Gross Wages 1 2 3 4 80%Yearly 42,250$ 48,250$ 54,300$ 60,300$ Hourly 20.31$ 23.20$ 26.11$ 28.99$ 30%Yearly 15,850$ 18,100$ 20,350$ 22,600$ Hourly 7.62$ 8.70$ 9.78$ 10.87$ Yearly 11,670$ 15,730$ 19,790$ 23,850$ Hourly 5.61$ 7.56$ 9.51$ 11.47$ Household Size Poverty Level City of Georgetown 7 Multifamily Workforce Locations City of Georgetown 8 Locations for Workforce Multifamily Housing •Identified site for Workforce Multifamily development. –Locations based on existing utilities, school zones, and distance from employment and retail areas. –Sites are within the city limits and within Georgetown utility areas. •Staff is looking at ways to incorporate these locations on the Future Land Use Plan. 9 Feedback from last presentation •Concerns we heard: –Impact to the school district –Decreasing construction quality and parking –Limit scope of study (city limits) –Locations and clustering of workforce housing –Include retirement housing as well as workforce –Obtain input from builders and developers of rental housing City of Georgetown 10 Impact to the school •Board members met with Georgetown ISD officials and presented the Workforce Housing Location study, along with the Housing Element policies. •The school district agreed with the intent of the study, that providing diverse locations throughout the district and planning ahead would not overburden the district. City of Georgetown 11 Scope of study •The Housing Element only looked at city limits for workforce housing supply and demand. •The goal of the study was to examine affordability for those who want to live and work within Georgetown. •A majority of demand, 1,078 rental households, already are in Georgetown and are cost- burdened (pay more than 30% of income towards housing). City of Georgetown 12 Scope of study •Previous housing studies with a greater geographic area only showed a greater deficient per capita than for Georgetown only. •Incentives and other programs implemented will only effect the city limits. City of Georgetown 13 Incentivizing New Workforce Housing City of Georgetown 14 Development Incentives •Main tools at the City’s discretion –Development standards that allow for greater density and decreased site development costs. •These involve standards that effect the exterior view and locations within the site. (setbacks, building height, impervious cover, etc.) •No changes to building codes, or parking standards are being proposed. 15 Development Incentives •List criteria •Site incentives •Review time and staff liaison for project City of Georgetown 16 Fee Waiver Incentives 17 Benefits to Georgetown City of Georgetown 18 Benefits to Workers/Residents City of Georgetown 19 Feedback from Council 20 City of Georgetown, Texas SUBJECT: ITEM SUMMARY: FINANCIAL IMPACT: None. SUBMITTED BY: