Alamo Heights City Zoning Code

The multi-family zoning standards provide for a mix of multi-family types and style of development intended to reinforce the neighborhood and small town character desired by Alamo Heights residents. The standards permit multi-family buildings of two (2) to four (4) stories in height, depending on location, and require mixed uses along Broadway south of Albany Street in order to encourage pedestrian traffic and extended visits that are essential to a vibrant mix of retail, service and hospitality businesses.

The standards are intended to allow a variety of desirable multi-family housing types as illustrated in the comprehensive plan adopted on May 26, 2009, including: duplex/triplex/quadplex and larger apartment buildings; attached townhouses; bungalow courts with attached or detached dwellings located around a central garden; courtyard housing with attached dwellings around a central linear walk; and garden walk or lane housing with detached or townhouse dwellings facing a well-landscaped central walk or winding car lane.

The multi-family zoning standards envision multi-family dwellings that are compatible with and reinforce the best design characteristics of Alamo Heights. Such characteristics include front doors and main entries that face the street (or common landscaped areas); front facades that mimic surrounding properties in scale, massing and articulation; building setbacks that respect traditional neighborhood or downtown street patterns; and off-street parking that is located to the rear (or underground), in open spaces or carports or garages, and hidden from (or not prominent in) street views.

The multi-family zoning standards are intended to promote a walkable, safe and pedestrian-friendly community. The standards require ample sidewalks, generous planting strips (or tree wells) located between the curb and the sidewalk, and regularly spaced, native canopy trees in the planting strips or tree grates. The standards are designed to promote water conservation and mitigate the effects of noise, dust, artificial lighting intrusions and "heat islands" in developed areas.

For any multi-family project located on Broadway, south of Albany Street, the 1st floor adjacent to the public rights-of-way shall only be utilized for "Commercial and Retail" land uses which are permitted in Business District One (B-1) and Office District (O-1), as permitted in article II, section 3-8.

One-family dwellings, attached and detached, are prohibited on properties that have their front lot line along Broadway or Austin Highway.

One-family dwelling detached: Seven thousand five hundred (7,500) square feet.

Two-family dwelling: Nine thousand (9,000) square feet.

One-family dwelling attached: Three thousand seven hundred fifty (3,750) square feet. (The required lot area for the initial and final unit of one-family dwelling attached structures is three thousand seven hundred fifty (3,750) square feet for each unit. Each of the remaining (interior) units shall require a lot area equal to at least two thousand two hundred fifty (2,250) square feet per unit. This does not avoid the necessity to meet other requirements of the zoning code and other codes and ordinances.)

Multiple-family dwelling up to thirty-five (35) feet: Nine thousand (9,000) square feet for first four (4) units plus one thousand five hundred (1,500) square feet for each added unit.

Multiple-family dwelling over thirty-five (35) feet: Twelve thousand (12,000) square feet for first ten (10) units plus six hundred (600) square feet for each added unit.

One-family dwelling detached: Fifty (50) feet.

Two-family dwelling: Sixty (60) feet.

One-family dwelling attached: Twenty-five (25) feet. (The required lot width of twenty-five (25) feet is for a one-family dwelling attached unit facing the street from which the address is derived. Units to the rear of the initial unit do not add to the required front yard width. This does not avoid the necessity to meet other requirements of the zoning code and other codes and ordinances.)

Multiple-family dwelling: Seventy-five (75) feet.

Where the frontage on one (1) side of a street between two (2) street intersections is divided by two (2) or more zoning districts, the front yard shall comply with the requirements of the most restrictive district for the entire block.

The front yard shall be measured from the property line to the front face of the building, covered porch, covered terrace or attached accessory building. Eaves and roof extensions may encroach into the required front yard for a distance not to exceed four (4) feet beyond the permitted porch or wall plane.

Where a lot has double frontage, running through from one (1) street to another, the front yard requirements of this section shall apply to any yard of such double frontage lot that is directly across a street from the front property line of another lot.

No fence, wall or other man-made, non-living barrier, other than the wall of a permitted structure, shall be erected or altered within the minimum required portion of a front yard in excess of three (3) feet in height measured from the lower side of the fence, wall or other barrier, or in excess of six (6) feet in height within the remaining portion of a front yard measured from the lower side of such fence, wall or other barrier. When the grade of the land adjacent to the location of a fence, wall or other barrier has been altered from its natural condition, the director shall determine the permissible height of a fence, wall or other barrier from the director's projection of the natural grade of the land.

Main structure articulation: The maximum exterior front wall plane width without a minimum of a two-foot-deep by ten-foot-wide for the full height of the structure, above the first floor, offset is every thirty (30) feet. Modifications to the articulation standards may be modified by recommendations by the architectural review board and city council approval.

For properties with frontage along Broadway, south of Albany:

Minimum side yard for one-family and two-family residences is six (6) feet.

For multiple-family dwellings a minimum setback for the structure shall be provided based on the following:

Where multiple structures are arranged on a singular lot and have a height less than thirty (30) feet a minimum building separation between structures shall be twelve (12) feet, provided that all fire and building codes have been met pertaining to construction types/standards.

Detached garages or other detached accessory buildings shall be located as follows:

Every part of a required side yard for main structures shall be open and unobstructed except for the ordinary projections of window sills, roof eaves or overhangs, belt courses, cornices, roofs and other architectural features projecting not to exceed two (2) feet into the required side yard but not less than four (4) feet from the property line.

No fence, wall or other man-made, non-living barrier, other than the wall of a permitted structure, shall be erected or altered in any side yard in excess of eight (8) feet in height measured from the lower side of such fence, wall or other barrier. When the grade of the land adjacent to the location of a fence, wall or other barrier has been altered from its natural condition, the city engineer shall determine the permissible height of a fence, wall or other barrier from the city engineer's projection of the natural grade of the land.

Air conditioning units and pool units shall not encroach into any required side yard setback.

Main structure articulation: The maximum exterior front wall plane width without a minimum of a two-foot deep by ten-foot wide for the full height of the structure, above the first floor, offset is every thirty (30) feet. Modifications to the articulation standards may be modified by recommendations by the architectural review board and city council approval.

For properties with frontage along Broadway or Austin Highway:

Every part of a required rear yard for main structures shall be open and unobstructed except for permitted accessory buildings and ordinary projections of window sills, roof eaves or overhangs, belt courses, cornices and other architectural features projecting not to exceed four (4) feet into the required rear yard.

Accessory structure roof eaves or overhangs are required to have a minimum two-foot rear setback from the property line.

Detached garages or other detached accessory buildings shall be located as follows:

No fence or wall, other than the walls of a permitted structure, shall be erected or altered in any rear yard to exceed a height of eight (8) feet measured from the lower side of such fence, wall or other structure. When the grade of the land adjacent to the location of a fence, wall or other barrier has been altered from its natural condition, the city engineer shall determine the permissible height of a fence, wall or other barrier from the city engineer's projection of the natural grade of the land.

Air conditioning units and pool units shall not encroach into any required rear yard setback.

For properties with frontage along Broadway or Austin Highway:

Main structure articulation: The maximum exterior front wall plane width without a minimum of a two-foot deep by ten-foot wide for the full height of the structure, above the first floor, offset is every thirty (30) feet.

For properties located on Broadway, south of Albany, and Austin Highway there shall be no impervious cover caps. This section does not waive any other landscaping requirements found within the zoning code.

For properties with frontage along Broadway, south of Albany, or Austin Highway a maximum height of fifty-five (55) feet, from average grade, but not to exceed four (4) stories from the grade of land adjacent to the public rights-of-way frontage shall be permitted.

No accessory structures shall be erected, altered, or converted for any use permitted in MF-D to exceed the maximum height of twenty-five (25) feet.

Parking must be located in the rear or side of the property, behind the front face of the building.

Parking areas located on the side of a structure or adjacent to public rights-of-way shall be screened via a three-foot fence or screening wall.

Properties shall provide off-street parking in accordance with the following:

Surface parking areas shall be developed in accordance with the following:

Parking structures shall not be considered accessory structures and shall be developed in accordance with the following:

An eight-foot wide landscape area must be provided along the rear property line. The landscaping must be contiguous with the entire length of the property line, except where interrupted by a drive to an alley.

A minimum eight-foot wide landscape area shall be provided along each side yard property line bordering a street. Landscaping within a triangular area formed by intersecting street lines shall comply with the requirements of sections 16-71 through 16-77 of the Code of Ordinances.

The front yards of a double frontage lot shall be landscaped. For these lots both street frontages shall be considered front yards.

The front yard of a lot or tract of land without buildings and used primarily for parking shall have a landscape area located along its entire length with a minimum width of twenty (20) feet. Each rear and side yard of such lots or tracts of land shall have a landscape area located along its entire length with a minimum width of eight (8) feet.

Canopy street trees shall be planted at regular intervals, within the public street rights-of-way. There shall be at least one (1) tree planted for each twenty-five (25) feet of lot frontage, or portion thereof. Minor variations from the twenty-five (25) feet spacing requirement are permitted to avoid conflicts with driveway locations and accommodate other design considerations.

Planting strips shall be provided for street trees within the public street right-of-way adjacent to curbs and be a minimum of five (5) feet in width. The minimum width may be adjusted based on existing conditions.

Sidewalks of no less than five (5) feet in width shall be installed according to ADA standards, located within the public street right-of-way along all street frontages, and adjacent to property lines. Sidewalk locations (adjacent to property lines) may be modified in order to preserve existing trees or natural terrain. Should the sidewalk encroach onto private property, a public access easement shall be provided.

Properties located on Broadway, south of Albany, shall be developed in accordance with the following additional regulations:

All plantings in satisfaction of this section shall comply with the standards of this subsection:

Where the property line of a multi-family district is adjacent to a single-family zoned district, an opaque wall or fence of eight (8) feet in height shall be erected separating the rear and/or side.

All trash receptacles shall be visually screened from an abutting public street right-of-way and from adjacent property by means of a fence or wall.

Outdoor lighting or devices installed on the exterior of structures shall use "full cut-off" fixtures, low-output bulbs, shields, or other methods to reduce light trespass, glare, and light pollution, and to encourage energy conservation.