DRAFT -- PROPOSED EXPANSION AND REVISIONS TO DIVISION 24. SPECIAL DISTRICT--COLLEGE AND UNIVERSITY NEIGHBORHOODS DISTRICT Sec. 28-831. Purpose. The college and university neighborhoods district purposes to facilitate development which complements the physical and social characteristics of a higher education institution and the surrounding neighborhoods. Such characteristics include landscaping, architecture, open space, pedestrian access, and transportation patterns. The regulations of the district aim to alleviate traffic and parking congestion, provide incentives for high quality student housing, and protect existing single family homes. (Ord. No. 1986-49, 1(4.2302(a)), 9-16-86; Ord. 2014-274, 1, 5-20-14) Sec. 28-832. Definitions. The following words, terms, and phrases, when used in Division 24 of Article IV of this Chapter, shall have the meaning ascribed to them in this section: Block-face consists of the properties along one side of a street between two consecutive intersections. Conforming single family residential structure A building that contains one dwelling unit that meets the height and yard regulations of the base zoning district. Façade The exterior wall of a building that faces a frontage line.
Frontage The land between a building and the street, inclusive of its built and planted components. Frontage Line A lot line bordering a public frontage. Pedestrian way An area between the structural façade and the paved portion of the public right-of-way dedicated to pedestrian movement. Property line The legal boundary line of a parcel of land. Primary entrance A door facing the frontage which provides ingress and egress between the structure and the frontage. Principal building The main building on a lot. Public frontage The area between the curb of the vehicular traffic lanes and the frontage line. Residential Characterizing premises available for long-term human dwelling. Side street Any street adjacent to a land parcel on which a building is located other than the front street. Substantial renovation shall be determined by the following ratios: Appraised Value of Building Cost of Renovation Greater than $200,000 30% $100,000 to $200,000 40% Less than $100,000 50%
Maintenance items such as roof repair or replacement, HVAC repair and replacement, electrical and plumbing repair, foundation stabilization, masonry repair, replacement of rotten wood, and repair of existing windows and doors that do not significantly change the architectural character of a building shall not, in and of themselves, be considered substantial renovation. (Ord. No. 1986-49, 1(4.2302(b)), 9-16-86; Ord. 2014-274, 1, 5-20-14) Sec. 28-833. Zoning Classification. The College and University Neighborhoods District is an overlay and regulations of the college and university neighborhoods district shall be applicable to each property within the district in addition to the regulations of the base R, O, C or M district classification in which such property is located. This district is divided into two three zones identified as zone 1, and zone 2 and zone 3 as shown on the map reference in Section 28-834. The zoning classification of each property shall be designated by the base district classification plus the college and university neighborhoods district designation (CU). For example a property in an R-3C district within the college and university neighborhoods district will carry an R-3C (CU1, CU2 or CU3) designation. (Ord. No. 1986-49, 1(4.2302(c)), 9-16-86; Ord. 2014-274, 1, 5-20-14) Sec. 28-834. District Boundary Map. The college and university neighborhoods district map is kept on file in the city secretary s office and is hereby incorporated by reference and made a part of this division. (Ord. No. 1986-49, 1(4.2302(d)), 9-16-86; Ord. 2014-274, 1, 5-20-14) Sec. 28-835. Application of Regulations.
Within the college and university neighborhoods district, the regulations of each respective base district shall continue to apply to property located in that district, except as expressly supplemented or modified herein. These regulations only apply to new development or a substantial renovation to an existing structure. Designated historical landmarks in compliance with Article X of this Chapter located in the college and university neighborhoods district may be exempt from Sections 28-841 Parking and 28-842 Architectural Requirements. (Ord. No. 1986-49, 1(4.2302(e)), 9-16-86; Ord. 2014-274, 1, 5-20-14) Sec. 28-836. Uses. Permitted uses allowed by right or by special permit in the college and university neighborhoods district shall be those specified for the base district in which a property is located, except that in any R-3 or O-2 district located in zone 1, the office and retail uses permitted by right in C-2 may be allowed on the ground floor of a residential mixed use structure. (Ord. No. 1986-49, 1(4-2302(f)), 9-16-86; Ord. 2014-274, 1, 5-20-14) Sec. 28-837. Building height requirements. The following building height requirements shall apply throughout the college and university neighborhoods district in addition to the base zoning requirements. (1) The maximum building height for zone 1 shall be 60 feet. (2) The maximum building height for zone 2 and 3 shall be 35 feet. (Ord. No. 1986-49, 1(4.2302(g)), 9-16-86; Ord. 2014-274, 1, 5-20-14) Sec. 28-838. Yard setbacks.
In order to provide a better arrangement of buildings and parking on a site, provide more usable open space, and preserve existing vegetation and other site amenities, the required yard setbacks on a lot in zone 1 of the district may be reduced provided that plans are submitted to and approved by the plan review committee and the following requirements are met: (1) The building must comprise 50 percent of the block face; or the building must exceed a 1:1 ratio to the facades currently existing along the same block face; (2) The front or side yard of the building is not adjacent to the front or side yard of a conforming single family structure; (3) All structures must maintain a minimum setback of 5 feet from all side lot lines; and (4) Major urban design elements that are oriented towards the public frontage must be included. Urban design elements may include but are not limited to: a. Wide sidewalks (greater than 6 feet wide) b. Streetscape such as street trees, street lighting, and street furniture. c. On street parking d. Bicycle parking facilities e. Landscaping. Sec. 28-838.1 Lot Size. The following lot size requirement will apply in Zone 3 for single-family dwellings located in a residential zoning district: (1) An area of not less than 12,000 square feet per single family dwelling unit; and a minimum width of 100 feet. On curvilinear streets, on culs-de-sac and in areas where side lot lines are not parallel, lot width may be measured at the building setback line rather than the property line. Sec. 28-839. Sidewalks.
The following sidewalk requirements shall apply throughout the college and university neighborhoods district in addition to Section 5.207 in Appendix B Subdivisions and Sections 22-61 through 22-84 in Article III of Chapter 22 of the Code of Ordinances of the City of Waco. (1) All new developments and substantial renovations must construct and maintain a 10 foot pedestrian way along the pavement of the street. a. Zone 1 The pedestrian way must consist of a minimum 6 foot sidewalk. Any portion of the pedestrian way that remains unpaved must reside between the sidewalk and the public right of way. b. Zone 2 and 3 The pedestrian way must consist of a minimum 5 foot sidewalk and a minimum 4 foot planter strip between the sidewalk and the public right of way. c. If the paved portion of the pedestrian way exceeds 8 feet wide then streetscape and landscaping must be incorporated into the design of the pedestrian way. Sec. 28-840. Landscaping. The following landscape requirements will apply throughout the college and university neighborhoods district in addition to the requirements in Sections 28-218 through 28-224: (1) Screening a. A landscape buffer/screening at least 4 feet wide must be provided when a new development or substantial renovation occurs adjacent to a conforming single family residential structure as defined in this chapter. b. Screening must consist of a landscape barrier that effectively screens with an initial height of 3 feet and at least 4 feet wide, or a wood or
masonry fence erected in a 4 foot wide planter bed with additional shrubs the length of the fence. A wood or masonry fence must be a minimum of 4 feet in height. (2) The site coverage and required open space must meet the minimum requirements described in Section 28-216 except that: a. A portion, not to exceed 25 percent, of the required open space of a lot may be substituted for the following amenities: 1. Plazas. 2. Porches. 3. Covered bicycle parking. 4. Pedestrian walkways. 5. Preservation of mature trees. Sec. 28-841. Parking. The following parking requirements will apply throughout the college and university neighborhoods district in addition to Article VII of this Chapter and except for lots with frontage onto Interstate Highway 35, La Salle Ave., Loop 340 and Business 77: (1) No accessory parking spaces or required parking aisle space may reside between a façade fronting a public right of way and the property line along the public right of way except for properties fronting on a collector or arterial street where on-street parking is not permitted. In this case, 50 percent of the front yard may be used for parking space if the requirements of subsection (2) of this section are met. (2) All open air accessory parking spaces must be screened from the public right of way and adjacent properties with conforming single family structures. Screening must consist of a landscape barrier at least 4 feet wide that effectively screens with an initial height of 3 feet, or a wood or masonry fence
erected in a 4 foot wide planter bed with additional shrubs the length of the fence. A wood or masonry fence must be a minimum of 4 feet in height. (3) Number of parking spaces required for residential dwelling units shall equal 1 space per bedroom. (4) The substitution of multi-modal transportation elements for up to 20 percent of the required parking may be approved by staff during the plan review process if it can be demonstrated by the applicant that parking will be adequate to serve the demand of the site either on site or through an approved shared parking arrangement. Multi-modal transportation elements must include facilities such as: a. Protected on-street parking. b. Public/private covered bicycle parking facilities. c. Transit stop facilities. d. Pedestrian lighting. e. 8 foot wide sidewalks. (5) Developments in Zone 1 may count protected on-street parking spaces built to the requirements set forth in the Parking and Access Design Standards and Policies for Site Development of the city as required parking. Sec. 28-842. Architectural requirements. The following architectural requirements will apply throughout the college and university neighborhoods district in addition to the requirements of Section 28-223: (1) Front building facades must maintain a minimum of 30 percent openings in the wall which must consist of windows and doors. A side building façade located on a corner lot must maintain a minimum of 15 percent openings in the wall which must consist of windows and doors. (2) Primary and accessory building materials must remain complimentary to each other, and of the surrounding character of similar structures.
(3) All structures must have at least one primary entrance. (4) Utility, mechanical, and HVAC facilities shall be screened from public view. (5) Solid waste carts and dumpsters: a. All solid waste carts and dumpsters shall be screened from public view. b. Solid waste cart or dumpster enclosures may not reside between a building façade fronting a public right of way and the property line along the public right of way. Sec. 28-843--28-855. Reserved.