Bandera City Zoning Code
ARTICLE 14
11 DEVELOPMENT PATTERNS TYPES
§ 14.11.001 Traditional neighborhood development (TND).
Intent: TND may occur in infill areas and involve adaptive reuse of existing buildings or can be created as new construction or a new neighborhood plan on previously undeveloped land. TND characteristics include the continuation of the grid as the basic platform of arrangement of the neighborhood plans. They contain a range of housing types, a network of well-connected streets and blocks, well defined public spaces, and have amenities such as stores, schools, and places to meet and linger within walking distance of residences. TND is the primary and default development pattern in the city.
Standards: | |
(1) | Location: The TND is located within a character district that allows for the development pattern. |
(2) | 1,360' preferred max block perimeter |
(3) | 335' x 335' preferred block size. |
(4) | If block dimensions exceed the preferred block perimeter and size, a 20' pedestrian walkway shall be included at mid-block. |
(5) | Smaller blocks are allowed by right. |
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§ 14.11.002 Cluster land development (CLD).
Intent: CLD offers a compulsory alternative to conventional neighborhoods for the purpose of: | |
• | Encouraging the use of land in accordance with its character and adaptability; |
• | Assuring the permanent preservation of open space, agricultural lands, and other natural resources through land reservations or conservation easements; |
• | Allowing innovation and greater flexibility in the design of residential developments to ensure the same overall amount of development normally permitted with the conventional home lot size; |
• | Facilitating the construction and maintenance of streets, utilities, and public services in a more economical and efficient manner increasing affordability and reducing the cost of building and maintaining infrastructure; |
• | Ensuring compatibility of design and use between neighboring properties; and |
• | Encouraging a less sprawling form of development, thus preserving open space as undeveloped land. |
Standards: | ||
(1) | A minimum of 50% of the neighborhood plan shall be permanently allocated to P1 Nature and/or P2 Rural Place Types. | |
(2) | The dedicated P1 lands shall be deemed civic or open space and will be set aside by the applicant through an irrevocable conservation easement or similarly determined method, as approved by the city council. | |
(3) | Areas not considered civic or open space: | |
(A) | The area of any street right-of-way proposed to be dedicated to the public. | |
(B) | Any submerged land area. | |
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§ 14.11.003 Village center development (VCD).
Intent: A VCD is a series of small streets lined with buildings at the street edge creating a unique village style community. |
Description: VCD consists of a small dense grouping of predominately P4 and P5 buildings serving as residential, live/work and commercial and office buildings organized in a vernacular, curvilinear grid, or grid network of blocks and streets. The streets are small and serve as shared streets. Vehicles are kept on the exterior of the developments. Buildings are located directly to the street edge. |
Standards: | |
(1) | Vehicles are kept on the exterior of the key areas of developments to create plazas and civic spaces throughout the development. |
(2) | Buildings are located directly to the street edge at the frontage line and occupy 80% to 100% of the lot frontage. |
(3) | Parking shall be located in the third layer of the lot. |
(4) | Vehicle access shall be kept in the rear of the property served by alleys or the rear lanes. |
(5) | P3 shall be limited to 10% of the development. |
(6) | P1 and CS shall be more than 40% of the development. |
(7) | P4 and P5 shall make up the remaining 50% of the development. |
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