CITY OF DECATUR, TEXAS Development Services 1601 S. State Street Decatur, TX (940) voice (940) fax
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1 CITY OF DECATUR, TEXAS Development Services 1601 S. State Street Decatur, TX (940) voice (940) fax AGENDA Planning and Zoning Commission and City Council Joint Workshop* Monday, January 29, 2018, at 5:00 P.M. City Hall Council Chamber 201 E. Walnut Decatur TX Call to Order ITEM 1: HEAR, DISCUSS, AND GIVE STAFF DIRECTION REGARDING AMENDING THE A ZONING DISTRICT REGULATIONS AS IT RELATES TO PERMITTING GROUND FLOOR APARTMENTS, INCLUDING WHETHER TO ALLOW THE USE BY RIGHT OR WITH A SPECIFIC USE PERMIT (SUP) ITEM 2: PROCESS FOR AMENDING THE ZONING REGULATIONS; DISCUSSION OF SAME: A. STAFF DRAFT OF AMENDMENT B. NEWSPAPER NOTICE PUBLISHED C. P&Z PUBLIC HEARING D. CITY COUNCIL PUBLIC HEARING AND FIRST READING OF ORDINANCE E. CITY COUNCIL SECOND READING AND ADOPTION OF ORDINANCE F. SPECIFIC TIMETABLE: 1. P&Z PUBLIC HEARING APRIL 3, CITY COUNCIL PUBLIC HEARINGS/ORDINANCE READINGS APRIL 9, 2018 & APRIL 23, 2018 Adjournment Prepared and posted this the 26 th day of January, 2018, in accordance with Chapter 551, Texas Government Code. Dedra Denée Ragland, AICP Planning and Development Director *NOTE: THE PLANNING AND ZONING COMMISSION RESERVES THE RIGHT TO ADJOURN INTO A CLOSED MEETING AT ANY TIME REGARDING ANY ITEM ON THE AGENDA FOR WHICH IT IS LEGALLY PERMISSIBLE UNDER THE TEXAS OPEN MEETINGS ACT PURSUANT TO LGC
2 CITY OF DECATUR, TEXAS Agenda Item WS1 Development Services 1601 S. State Street Decatur, TX (940) voice (940) fax STAFF REPORT January 29, 2018 City Council and Planning and Zoning Commission Joint Workshop Meeting TO: Honorable Mayor and City Council Members CASE: SI Planning & Zoning Commissioners FROM: Dedra D. Ragland, AICP, Planning Director DATE: January 29, 2018 REQUEST: Amendment to the A Zoning District Regulations as it relates to permitting ground floor apartments Case Notes: City Council and Planning and Zoning Commission to hear and discuss and give staff direction regarding an amendment to the A Zoning District Regulations as it relates to permitting ground floor apartments. The reason for the workshop is a request received from Aaron Cole on behalf of Mark Moran and Orison Holdings for an amendment to the C1-A zoning district to allow multi-family residential as an in-fill use. Specifically, Mr. Moran is requesting that the City Council amend the A Zoning District Regulations to permit apartments either by right or with a Specific Use Permit (SUP). This request would first require an amendment to the zoning ordinance. Staff is seeking direction on the potential amendment. Legality: According to the Texas Local Government Code, the governing body of a municipality has zoning authority. The zoning regulations can be legally amended given proper notice ( (a) and (c)), public hearings ( (a)), review and recommendation from the Planning & Zoning Commission ( (b)) and approval by City Council ( (b)). Analysis: The A Zoning District currently permits Loft Apartments by right. A Loft Apartment is defined as an apartment dwelling unit located above a nonresidential use. If the P&Z and City Council are in agreement that ground floor apartments are desirable in the Downtown Square area, permitting them with a Specific Use Permit (SUP) in the A Zoning District should be considered in order to allow the Council to determine the compatibility of the use on a case by case basis. The SUP requirement is consistent with Multifamily Uses in a C-2 Zoning District. The Downtown Square District is a fairly restricted area. The availability of large and/or vacant parcels of land for large scale multifamily development is limited. Small scale infill redevelopment and repurposing of existing buildings for multifamily development has economic benefits to the City and to the Downtown. More housing options become available and infill is one component of a broader array of strategies that make up smart growth. Infill development is valuable not only for the environmental benefits of using land more efficiently and directing growth into existing urbanized areas, but also the benefit that quality projects bring to neighborhoods and communities; however, because of the intensity of the multi-family use, it is S:\Development_Services\Planning\Development Review Cases\2018\Staff Initiated (SI)\SI A Amendment to permit ground and loft apartments\si STAFF REPORT_Joint WS doc PAGE 1 of 3
3 important that infill development providing multi-family options occur in a manner consistent with the Comprehensive Plan and existing surrounding uses. Multi-family residential is a classification of housing type that includes multiple separate units contained within one building. Infill housing is the insertion of new residential developments, which may include multi-family residential uses into an existing neighborhood. Benefits of Infill Multifamily Development Allows for a mixing of land uses Conserves open space Provides transportation choices Provides housing opportunities Fills in the vacant lots that have been deserted for so long Revitalizes areas that are eyesores or unsafe Builds and sustains successful communities by adding density and amenities Increases the attractiveness and property value of surrounding areas and neighborhoods Prevents undeveloped land from being unnecessarily developed Helps retain historic buildings by filling in between them instead of demolishing them Gives a city added character through building designs that creatively fill in awkward spaces Adds to socioeconomic diversity Supports unique cultural, arts, educational and civic functions, such as museums, opera, sports, and universities Relationship to the Comprehensive Plan The Long Range Master Plan provides the goals, objectives, policies, and implementation strategies that guide future development. It also contains data, maps, and lists of community development projects and programs that influence the future character and shape of the community. The Long Range Master Plan, while in need of updating, does encourage infill development. Barriers to Infill Development Physical barriers: Physical site constraints often limit the feasibility of developing infill sites. Social barriers: People have an inherent resistance to change and a natural fear of the unknown. As a result, plans to develop infill sites may encounter vociferous opposition, whether or not it is justified from a land-use perspective. Opposition can center on design compatibility, increased density, different housing types, parking, traffic, or simply the prospect of more or different types of people moving in. Regulatory barriers: Regulatory constraints often work against good design, raise roadblocks against innovation, or prevent projects that are otherwise consistent with the character of existing communities. Economic barriers: Difficult sites and uncertain outcomes and time frames can reduce developers economic interest in undertaking infill projects. In addition, land acquisition costs are usually higher for infill sites. Successful infill development is characterized by overall residential densities high enough to support improved transportation choices as well as a wider variety of convenience services and amenities. It often returns cultural, social, recreational and entertainment opportunities, gathering places, and vitality to older centers and neighborhoods. S:\Development_Services\Planning\Development Review Cases\2018\Staff Initiated (SI)\SI A Amendment to permit ground and loft apartments\si STAFF REPORT_Joint WS doc PAGE 2 of 3
4 Recommendation: Direct staff to prepare an amendment to the A (Downtown Square) Zoning District Regulations. Staff recommends that the statutory timeline and public input/hearing process for amending the Zoning District Regulations occur on the following schedule: Staff Draft Amendment February/March 2018 Public Hearings P&Z April 3, 2018 City Council/1 st Reading April 9, nd Reading of Ordinance April 23, 2018 Attachment: 1. Request by Aaron Cole, Orison Holdings 2. Maps: a. Downtown Square District Location Map b. Downtown Square District Aerial Map c. Downtown Square District Zoning Map (A Zoning) d. Downtown Square District Land Use Map S:\Development_Services\Planning\Development Review Cases\2018\Staff Initiated (SI)\SI A Amendment to permit ground and loft apartments\si STAFF REPORT_Joint WS doc PAGE 3 of 3
5 Attachment 1: Request by Aaron Cole/Walnut Street Apartments Proposal January 15th, 2018 Michael A. Bates, Architect Mark Martin, Architect Dedra D. Ragland, AICP Director of Planning and Development 1601 S. State Street Building C Decatur, TX RE: Walnut Street Apartments West Walnut Street Ms. Ragland, The developer of the proposed mixed-use building is requesting that the P&Z and City Council consider amending the A Zoning District Regulations to permit both ground floor and loft apartments. We understand that staff recommendation would be that ground floor apartments would be permitted with a Specific Use Permit (SUP) if the P&Z and City Council are amenable to amending the A Zoning District Regulations. It is our understanding that this would be consistent with multi-family uses in a C-2 Zoning District. We currently are proposing to include a one bedroom unit at the rear of the building on the first floor. Some of the benefits this would bring to the Town of Decatur is the ability to develop smaller parcels of property within the A Zoning District, the options for re-development give developers more opportunities to repurpose existing structures in the downtown area, and lastly this would bring economic growth to the downtown area. Some of the reasons we propose to have an apartment unit on the first floor are as follows. This allows the developer/owner to meet the Fair Housing Act for providing an accessible unit for the facility. If the unit is not placed on the first floor, an elevator will need to be provided to the units on the 2 nd and 3 rd floors. The problem of this is in three parts. First, the elevator will take up valuable space in an already small building; second if an elevator is provided in the building, then all the apartment units will be required to be FHA compliant which again requires more floor space to provide the clearances necessary to be compliant. Finally, the third issue is cost. An elevator will add at least $100, dollars to the project making the financial feasibility of the project much harder to meet. There is also the long term maintenance costs to add to the project as well. Along with this request, we are submitting a preliminary set of floor plans, site plan and exterior elevations. These drawings are subject to change due to future meetings and or comments that may arise. Thank you for your consideration in amending the A Zoning District Regulations to allow both ground floor and loft apartments. Thank you, Michael A. Bates, Architect 521 S Loop 288, Suite 165, Denton, TX
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