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Alamo Heights City Zoning Code

ARTICLE III

SINGLE-FAMILY DWELLING DISTRICT A SF-A AND SINGLE-FAMILY DWELLING DISTRICT B SF-B 1

[1]
Editor's note—Ordinance 1920, adopted January 23, 2012, repealed former art. III, Single-Family Dwelling District A (SF-A), secs. 3-11—3-20, and secs. 3-21 and 3-22 of art. IV, Single-Family Dwelling District B (SF-B), and enacted a new art. III as set out herein. Subsequently, Ord. 1931, adopted July 9, 2012, corrected Ord. 1920 by repealing art. IV, secs. 3-21—3-30. The former arts. III and IV derived from Ord. 1750-C, sec. 2, adopted January 28, 2008; and Ord. 1776, adopted July 21, 2008.

§ 3-11 Intent.

The intent of the development standards in the SF-A District and the SF-B District is to allow for flexibility of a structure's mass and orientation based on lot size; and to ensure that properties undergoing redevelopment do not negatively impact the existing character and development patterns along block faces in the neighborhood; and to promote a scale compatible with the existing built-environment.
(Ordinance 1920 adopted 1/23/2012)

§ 3-12 Lot area.

The minimum lot area in the SF-A District shall be eight thousand four hundred (8,400) square feet for lots greater than fifty (50) feet wide, and no lot shall be reduced in area below this minimum requirement.
The minimum lot area in the SF-B District shall be seven thousand five hundred (7,500) square feet, and no lot shall be reduced in area below this minimum requirement.
(Ordinance 1920 adopted 1/23/2012)

§ 3-13 Lot width.

SF-A District
The minimum lot width for lots in the SF-A District shall be sixty (60) feet and no lot shall be reduced in width below this minimum.
SF-B District
The minimum lot width for lots in the SF-B District shall be fifty (50) feet, and no lot shall be reduced in width below this minimum.
(Ordinance 1920 adopted 1/23/2012)

§ 3-14 Front yard setbacks and front articulation.

SF-A District
Minimum front yard setback
No building, structure or use shall hereafter be located, erected or altered in the SF-A District so as to have a smaller front yard than thirty (30) feet, except as specifically provided in section 3-81, Special front yard regulations.
Maximum front yard setback
No building, structure or use shall hereafter be located, erected or altered in the SF-A District so as to have a greater front yard than thirty-five (35) feet.
SF-B District
Minimum front yard setback.
No building, structure or use shall hereafter be located, erected or altered in the SF-B District so as to have a smaller front yard than twenty-five (25) feet, except as specifically provided in section 3-81, Special front yard regulations.
Maximum front yard setback.
No building, structure or use shall hereafter be located, erected or altered in the SF-A District so as to have a greater front yard than thirty (30) feet.
SF-A and SF-B Districts.
Main structure articulation: The maximum exterior front wall plane width without a minimum of a two (2) foot by ten (10) foot offset is thirty (30) feet or a combination of one (1) of the following architectural or utilitarian features every thirty (30) feet to break up the monotony of the facade:
1. 
Projecting bay or box windows, cantilevered, rather than supported by a permanent foundation (not to exceed twenty-five (25) percent of the facade length).
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2. 
Stoops.
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3. 
Porches (covered and unenclosed).
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4. 
Balconies.
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5. 
Structural window awnings or canopies.
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6. 
Roof dormers.
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7. 
Pilasters.
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8. 
Chimneys (minimum depth of one (1) foot and not to exceed twenty-five (25) percent of the facade).
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9. 
A second-story roof overhang (at least twenty-five (25) percent of the facade length).
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(Ordinance 1920 adopted 1/23/2012; Ordinance 2029 adopted 9/28/2015)

§ 3-15 Side yard setbacks and side articulation.

SF-A and SF-B Districts.
No building, structure or use shall hereafter so as to have a smaller side yard on each side of a building, as measured from the edge of foundation (including masonry lug), than hereinafter specified, except as specifically provided in section 3-82, Special side yard regulations.
(1) 
The minimum side yard setback for the main structure on the driveway side is ten (10) feet.
(2) 
The minimum side yard setback for the main structure on the non-driveway side is six (6) feet.
(3) 
The minimum side yard setback for an accessory structure is three (3) feet.
Main structure articulation: The maximum exterior side wall plane width of a structure located on a corner lot without a minimum of a two (2) foot by ten (10) foot offset is thirty (30) feet or a combination of one (1) of the following architectural or utilitarian features every thirty (30) feet to break up the monotony of the street-facing facade:
1.
Projecting bay or box windows cantilevered, rather than supported by a permanent foundation (not to exceed twenty-five (25) percent of the facade length).
2.
Stoops (not to exceed twenty-five (25) percent of the facade).
3.
Porches (covered and unenclosed, not to exceed twenty-five (25) percent of the facade).
4.
Chimneys (minimum depth of one (1) foot and not to exceed twenty-five (25) percent of the facade).
5.
Structural window awnings or canopies (not to exceed twenty-five (25) percent of the facade).
6.
Roof dormers.
7.
Recessed windows (Shall be inset a minimum of three (3) inches).
8.
A second-story roof overhang (at least twenty-five (25) percent of the facade length).
9.
Porte-cocheres (see definition in section 3-2 and section 3-21, Required off-street parking, exception #4).
Exception: The minimum an air conditioning unit or pool unit can be located from a property line or fence is three (3) feet and air conditioning units must be located as close as possible to a main or accessory structure.
(Ordinance 1920 adopted 1/23/2012; Ordinance 2180, sec. 3, adopted 10/11/2021)

§ 3-16 Rear yard setbacks.

SF-A and SF-B Districts.
No building, structure or use shall hereafter be located, erected or altered so as to have a smaller rear yard than hereinafter specified, except as specifically provided in section 3-83, Special rear yard regulations.
(1) 
The minimum rear yard setback for the main structure is twenty (20) feet for the first story and thirty (30) feet for a second story.
(2) 
The minimum setback of a garage from a main structure is four (4) feet.
(3) 
The minimum rear yard setback of an accessory structure is three (3) feet.
Exceptions:
(1)
The minimum an air conditioning unit or a pool unit can be located from a property line or fence is three (3) feet and air conditioning units must be located as close as possible to a main or accessory structure.
(2)
For purposes of calculating rear yard setbacks for the main structure, a covered breezeway attached to both the accessory and main structures shall not be considered part of the main structure. The breezeway must be no more than eight (8) feet wide and twelve (12) feet tall, must be unenclosed, must be unscreened and must be free of any obstacles at ground level, excluding structural posts of the breezeway.
(Ordinance 1920 adopted 1/23/2012)

§ 3-17 Lot coverage.

SF-A and SF-B Districts.
The maximum percentage of any lot area which may hereafter be covered by the main building and all accessory buildings on the lot or tract on which a building is located shall not exceed forty (40) percent.
Exception: The maximum lot coverage shall exclude unenclosed roofed front porches up to fifteen (15) feet in height and freestanding entryway arbors with open-air lattice framework under fifty (50) square feet in area and eight (8) feet in height; and other freestanding open-air lattice/trellis structures located within a side or rear yard up to twelve (12) feet in height, totaling three hundred (300) square feet or less and subject to other standards governing accessory structures.
(Ordinance 1920 adopted 1/23/2012; Ordinance 1963 adopted 4/8/2013)

§ 3-18 Floor area ratio (FAR).

SF-A and SF-B Districts.
The floor area ratio (FAR), or ratio of the total above-ground floor area of all structures on a site in the SF-A or SF-B Districts to the total square footage of a lot, shall be 0.45 with an opportunity to reach 0.50 with any combination of the following "bonuses" to incentivize desirable results (amount of each bonus is shown in parentheses).
1. 
A 1:1.5 height-looming ratio for main structures (+.02); and/or
2. 
Side or rear street/alley access (+.02); and/or
3. 
A one-story garage (+.02); and/or
4. 
Preservation of fifty (50) percent of main structure (+.04).
The maximum impervious cover in the front yard setback shall be thirty (30) percent of the total square footage within the front yard setback.
(Ordinance 1920 adopted 1/23/2012; Ordinance 2029 adopted 9/28/2015)

§ 3-19 Height.

No building or structure shall be erected, altered or converted or any use permitted to exceed the maximum heights measured from average grade for a lot that slopes less than ten (10) percent or from actual grade for a lot that slopes ten (10) percent or more, not finished floor, thereinafter specified (see "Height" definition in section 3-2), with the exception of height "bonuses" specified hereinafter:
(1) 
Maximum height for main structures.
a. 
Lots less than or equal to sixty-five (65) feet in width.
The maximum building height for main structures is twenty-eight (28) feet to the top of ridge for lots up to sixty-five (65) feet in width.
b. 
Lots greater than sixty-five (65) feet in width.
The maximum building height for main structures is thirty-three (33) feet to the top of ridge for lots greater than sixty-five (65) feet in width.
Exception: Chimneys can exceed the maximum height (including with "bonuses") by up to four (4) feet.
c. 
Maximum height "bonuses" for main structures (utilize one (1) of the following):
1. 
One (1) foot bonus for every foot of lot slope (maximum two (2) feet) as measured within the buildable area (per section 3-2 definition); or
2. 
Two (2) foot bonus for using minimum three (3) foot pier and beam foundation; or
3. 
Two (2) foot bonus for restricting height looming to 1:1.5;
d. 
Maximum height for front entryway features.
The maximum height for front door entryway features, such as stoops, is fifteen (15) feet (does not include porches or balconies).
(2) 
Height looming standard for a main structure.
a. 
The maximum side wall plate of the main structure shall not exceed twice the width of the side setback in height (height looming standard).
Exceptions for main structures:
1. 
The first six (6) feet of wall plate below the ridge of a side gable roof are excepted from the height looming standard of a main structure.
2. 
Chimneys are excluded from the height limits to the extent of eight (8) additional feet.
3. 
Permitted institutions such as schools and churches may be erected to exceed two and one-half (2-1/2) stories when set back from all property lines a distance equal to twice the height of the building.
4. 
The height looming standard shall not apply to a main structure when sharing a common boundary with, or next to, public rights-of-way.
(3) 
Maximum height for accessory structure(s).
a. 
The maximum building height of an accessory structure with a sloping roof to top of ridge shall be twenty (20) feet for any lot depth.
b. 
The maximum building height of an accessory structure with a flat roof to top of parapet shall be fourteen (14) feet for any lot depth.
(4) 
Maximum height "bonuses" for accessory structures (utilize one (1) of the following):
a. 
One (1) foot bonus for every foot of lot slope (maximum two (2) feet) as measured within the buildable area (per section 3-2 definition); or
b. 
Two (2) foot bonus for restricting height looming to 1:1.5.
(5) 
Height looming standard for an accessory structure.
a. 
Except for the first eleven (11) feet of wall plate, the maximum side and rear wall plates of an accessory structure shall not exceed twice the width of the side setback in height measured from average grade for a lot that slopes less than ten (10) percent or actual grade for a lot that slopes ten (10) percent or more, not finished floor (height looming standard).
1. 
The height looming standard shall not apply to an accessory structure when sharing a common boundary with, or next to, public rights-of-way.
(6) 
Height measurement for main and accessory structures.
a. 
Height is to be measured from average grade for lots with less than ten (10) percent slope and by actual grade for lots with ten (10) percent slope or more per the section 3-2 definition of "Height."
b. 
For flat roofs, height is limited to three (3) feet below the maximum height (including bonuses); the height maximum is measured to the top of the parapet or handrail, where they exist.
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(Ordinance 1920 adopted 1/23/2012; Ordinance 2029 adopted 9/28/2015; Ordinance 2180, sec. 3, adopted 10/11/2021)

§ 3-20 (Reserved)

Editor’s note—Ordinance 2180, sec. 3, adopted October 11, 2021, repealed sec. 3-20, which pertained to dormers and derived from Ord. 1920, adopted January 23, 2012.

§ 3-21 Required off-street parking.

In the SF-A and SF-B Districts, off-street parking shall hereafter be provided on each lot or tract upon which a building is erected or upon a contiguous lot or tract, and no building or structure or part thereof shall be hereafter erected, altered, converted or enlarged for any permitted use in the district in which it is located unless off-street parking facilities are provided in accordance with the following:
Number of spaces and dimensions
Two (2) covered parking spaces shall be required for each residential unit in the SF-A and SF-B Districts. Parking spaces shall be covered and located in a garage, carport (located no closer than four (4) feet from the rear of the main residential structure if detached) or a porte-cochere. Each parking space shall be a minimum of eighteen (18) feet by nine (9) feet clear dimension. No circular driveways or parking pads are allowed in the front yard setback for lots sixty-five (65) feet or less in width. No parking pads shall be allowed on city rights-of-way.
Driveway specifications
For all lots the minimum driveway width required is ten (10) feet. For lots less than or equal to sixty-five (65) feet in width, the maximum driveway width within the front setback is ten (10) feet, and the maximum curb cut and apron width is twelve (12) feet. For lots greater than sixty-five (65) feet in width, the maximum driveway width within the front setback is fourteen (14) feet, and the maximum curb cut and apron width is fourteen (14) feet (see exception (5) below).
Exceptions:
(1) 
For lots greater than sixty-five (65) feet in width, garages may be attached to the main structure, provided that they are located no closer than fifty (50) feet from the front yard property line and must be set back a minimum of eighteen (18) feet from the front facade.
(2) 
For all lots in the SF-A and SF-B Districts, garages may be attached to the rear of the main structure, provided that they utilize alley access (and are subject to the rear setback standards for main structures).
(3) 
All attached garages must meet the setback requirements for main structures.
(4) 
Porte-cocheres are governed as accessory structures and can meet the two (2) covered parking spaces requirement if all of the following requirements are met:
a. 
Must meet parking dimension requirements between structural supports;
b. 
Must be permanently attached to the main structure;
c. 
Must be open on three (3) sides;
d. 
Three-foot side setback (two-foot eave/overhang setback);
e. 
Maximum twenty-foot ridge height;
f. 
2:1 height looming applies (maximum ten-foot exempt from height looming);
g. 
Must be set back eighteen (18) feet from the front facade;
h. 
Roof materials must match the existing materials on the main structure;
i. 
Structural supports must be clad to match the existing exterior wall/column finish materials of the main structure.
(5) 
The maximum curb cut on the side street of corner lots may be increased to twenty-four (24) feet in width to provide access to the required covered parking spaces only.
(Ordinance 1920 adopted 1/23/2012; Ordinance 2146, sec. 2, adopted 10/14/2019; Ordinance 2180, sec. 3, adopted 10/11/2021)

§ 3-22 Summary table for SF-A and SF-B residential design standards.

Summary Table for SF-A and SF-B Residential Design Standards
City of Alamo Heights: October 2021
 
SF-A
(Min. Lot Area: 8,400 sq. ft.;
Min. Lot Width: 60 ft.)
SF-B
(Min. Lot Area: 7,500 sq. ft.;
Min. Lot Width: 50 ft.)
Code References (Chapter 3: Zoning)
LOT WIDTHS (The average width of the lot as measured between the side lot lines midway between the front and rear lot lines)
Less than or equal to 65 ft.
Greater than 65 ft.
Less than or equal to 65 ft.
Greater than 65 ft.
 
MAIN STRUCTURES: LOT STANDARDS
 
SETBACKS AND ARTICULATION
FRONT YARD SETBACKS—Main structures
Sec. 3-14
Min. Front Yard Setback
30 ft.
25 ft.
 
Max. Front Yard Setback
 
 
 
Unenclosed roofed front porches up to 15 ft. in height may encroach into the front yard setback.
Qualifying porches must be at least 6 ft. deep and be at least half as wide as the front facade
4 ft.
4 ft.
 
FRONT ARTICULATION—Main structures
Sec. 3-14
Main Structure: Max. wall length without approved articulation(s)
30 ft.
30 ft.
 
FRONT PROJECTIONS—Main structures
Sec. 3-81
Max. projection into the front yard setback beyond any permitted porch or wall plane
4 ft.
4 ft.
 
SIDE YARD SETBACKS—Main structures
Sec. 3-15
Min. Side Yard Setback—Main Structure
12 ft.
12 ft.
 
Min. Side Yard Setback with no driveway provided alongside of Main Structure including masonry lug
6 ft.
6 ft.
 
Min. Side Yard Setback with a driveway provided alongside of Main Structure including masonry lug
10 ft.
10 ft.
 
SIDE ARTICULATION—Main structures
Sec. 3-15
Main Structure: max. wall length without approved articulation for street-facing facades
30 ft.
30 ft.
 
SIDE PROJECTIONS—Main structures
Sec. 3-15
Max. projection into the side yard setback
4 ft. (Not to be less than 5 ft. from adjacent property line(s))
4 ft. (Not to be less than 5 ft. from adjacent property line(s))
 
REAR YARD SETBACKS—Main structures
Sec. 3-16
Min. Rear Yard Setback—1st story (2nd story)
20 ft. (30 ft.)
20 ft. (30 ft.)
 
Min. Setback of Detached Garage from Main Structure
4 ft.
4 ft.
 
For purposes of calculating rear yard setbacks for the main structure, a covered breezeway attached to both the accessory and main structures shall not be considered part of the main structure. The breezeway must be no more than 8 ft. wide and 12 ft. tall, must be unenclosed, must be unscreened and must be free of any obstacles at ground level, excluding structural posts of the breezeway.
 
REAR PROJECTIONS—Main structures
Sec. 3-83
Max. projection into the rear yard setback
4 ft.
4 ft.
 
HEIGHT
HEIGHT MEASURED—Main structures
Sec. 3-2
Heights shall be measured from average grade around each proposed structure's entire foundation if the lot slopes <10% or from the actual grade if the lot slopes ≥10%. See ordinance definitions for specific details.
 
MAX. BUILDING HEIGHT—Main structures
Sec. 3-19
Sloping Roof to Top of Ridgea b
28 ft.
33 ft.
28 ft.
33 ft.
 
Flat Roof to Top of Parapet or Guard raila b
25 ft.
30 ft.
25 ft.
30 ft.
 
a Exception: Chimneys can exceed the maximum height with bonuses by up to 4 ft.
 
b A maximum additional 2 ft. in height may be permitted if specific conditions as listed in this chapter exist or bonuses are awarded.
 
HEIGHT LOOMING STANDARD—Main structures
 
Max. Side Wall Plate Height as Ratio of Side Setbacka b c
2:1
2:1
 
a Exception: The first 6 ft. of wall plate below the ridge of a side gable roof.
 
b Exception: Chimneys are excluded from the height looming standard to an extent of 8 ft.
 
c Exception: Height looming standard shall not apply when sharing a common boundary, or next to, public rights-of-way.
 
Summary Table for SF-A and SF-B Residential Design Standards
City of Alamo Heights: October 2021
 
SF-A
(Min. Lot Area: 8,400 sq. ft.;
Min. Lot Width: 60 ft.)
SF-B
(Min. Lot Area: 7,500 sq. ft.;
Min. Lot Width: 50 ft.)
Code References (Chapter 3: Zoning)
LOT WIDTHS
Less than or equal to 65 ft.
Greater than 65 ft.
Less than or equal to 65 ft.
Greater than 65 ft.
 
ACCESSORY STRUCTURES: LOT STANDARDS
 
SETBACKS
SIDE YARD SETBACKS—Accessory structures (including pools at water's edge)
Sec. 3-15
Min. Side Yard Setback
3 ft.
3 ft.
 
REAR YARD SETBACKS—Accessory structures (including pools at water's edge)
Sec. 3-16
Min. Rear Yard Setback
3 ft.
3 ft.
 
HEIGHT
MAX. BUILDING HEIGHT—Accessory structures
Sec. 3-19
Sloping Roof to Top of Ridgea
20 ft.
20 ft.
 
Flat Roof to Top of Parapet or guardraila
14 ft.
14 ft.
 
a A maximum additional 2 ft. in height may be permitted if specific conditions as listed in this ordinance exist or bonuses are awarded.
 
HEIGHT LOOMING STANDARD—Accessory structures
 
Max. Side Wall Plate Height as Ratio of Side Setback as provided in designa
2:1
2:1
 
a Exception: First story up to a maximum 11 ft. plate height measured from average grade if the lot slopes less than 10% or actual grade if the lot slopes 10% or more.
 
b Exception: Height looming standard shall not apply when sharing a common boundary with, or next to, public rights-of-way.
 
GENERAL: LOT STANDARDS
BUILDING RESTRICTIONS
Lot Coverage
40%a
40%a
Sec. 3-17
a Excludes freestanding entryway arbors with open-air lattice framework under 50 sf. in area and 8 ft. in height; and other freestanding open-air lattice/trellis structures located within a side or rear yard up to twelve (12) feet in height, totaling three hundred (300) square feet or less and subject to other standards governing accessory structures.
 
Floor Area Ratio (FAR)
.45b
.45b
Sec. 3-18
Floor Area Ratio is defined as the ratio of the total above ground floor area of all structures on a site to the total square footage of a lot.
 
b Max. .50 FAR permitted within SF-A and SF-B based on awarded bonuses,
 
Max. Impervious Surface (Bldgs. and Paving) in Front Yard Setback
30%
30%
 
PARKING
Min. Covered Parking Spaces required (i.e., garage, carport, or porte-cochere)a b
2 spaces
2 spaces
Sec. 3-21
Porte-Cochere—See definition under section 3-2 and specifications under section 3-21
Permittedc
Permittedc
 
Circular Driveways and Parking Pads in Front Yard Setback Area
Not permitted
Permitted
Not permitted
Permitted
 
Driveway—Min. width in Front Yard Setback
10 ft.
10 ft.
 
Driveway—Max. width in Front Yard Setback
10 ft.
14 ft.
10 ft.
14 ft.
 
Curb Cut and Driveway Apron—Max. width measured at flare.
12 ft.
14 ft.
12 ft.
14 ft.
 
a Garages may be attached to the rear of the main structure regardless of lot width when accessed from the alley. Must meet all requirements as applicable to main structures.
 
b On lots greater than 65 ft. in width, garages may attach to the side of the main structure if they are no closer than 50 ft. to the front property line and must be set back a minimum of 18 ft. from the front facade.
 
c Must meet all conditions as required by code to be considered a permitted porte-cochere. 1) Must meet parking dimension requirements between structural supports, 2) Must be permanently attached to the main structure, 3) Must be open on three (3) sides, 4) Three (3) foot side setback (2 ft. eave/overhang setback), 5) Maximum 20 ft. ridge height, 6) 2:1 height looming applies (max. 10 ft. exempt from height looming), 7) Must be set back 18 ft. from the front facade, 8) Roof materials must match the existing materials on the main structure, and 9) Structural supports must be clad to match the existing exterior wall/column finish materials of the main structure.
 
d The maximum curb cut on the side yard of a corner lot may be 24 ft., measured at flare, for covered parking accessed from the side street.
 
MISCELLANEOUS
Min. distance from property line or fence - Air conditioning units and pool equipment
3 ft.
3 ft.
Sections. 3-15 and 3-16
(Ordinance 1920 adopted 1/23/2012; Ordinance 2029 adopted 9/28/2015; Ordinance 2180, sec. 3(att.), adopted 10/11/2021)