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.
| |
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.
|
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.
|
The maximum impervious cover in the front yard setback shall
be thirty (30) percent of the total square footage within the front
yard setback.
|
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).
|
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 ordinance
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
pool's @ waters edge)
|
Sec. 3-15
| ||||
Min. Side Yard Setback
|
3 ft.
|
3 ft.
|
| ||
REAR YARD SETBACKS—Accessory structures (including
pool's @ waters edge)
|
Sec. 3-16
| ||||
Min. Side 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
| ||
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 flared
|
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.
|
Secs. 3-15 and 3-16
|