[1]
Editor's note—Ordinance 1920, adopted Jan. 23, 2012, repealed the former Art. III, Single-Family Dwelling District A(SF-A), §§ 3-11—3-20, and §§ 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, Ordinance 1931, adopted July 9, 2012, corrected Ordinance 1920, by repealing Art. IV, §§ 3-21—3-30. The former Arts. III and IV derived from Ordinance 1750-C, § 2, adopted Jan. 28, 2008; and Ordinance 1776, adopted July 21, 2008.
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)
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)
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)
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)
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.
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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:
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1.
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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.
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Stoops (not to exceed twenty-five (25) percent of the facade).
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3.
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Porches (covered and unenclosed, not to exceed twenty-five (25)
percent of the facade).
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4.
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Chimneys (minimum depth of one (1) foot and not to exceed twenty-five
(25) percent of the facade).
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5.
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Structural window awnings or canopies (not to exceed twenty-five
(25) percent of the facade).
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6.
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Roof dormers.
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7.
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Recessed windows (Shall be inset a minimum of three (3) inches).
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8.
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A second-story roof overhang (at least twenty-five (25) percent
of the facade length).
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9.
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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.
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(Ordinance 1920 adopted 1/23/2012; Ordinance 2180, sec. 3, adopted 10/11/2021)
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.
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Exceptions:
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(1)
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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.
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(2)
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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.
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(Ordinance 1920 adopted 1/23/2012)
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 free-standing entryway arbors with open-air lattice framework
under fifty (50) square feet in area and eight (8) feet in height;
and other free-standing 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)
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).
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The maximum impervious cover in the front yard setback shall
be thirty (30) percent of the total square footage within the front
yard setback.
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(Ordinance 1920 adopted 1/23/2012; Ordinance 2029 adopted 9/28/2015)
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)
Max
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.
Max height
"bonuses" for main structures (utilize one (1) of the following):
d.
Max 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)
Max
height for accessory structure(s):
(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)
Editor’s note—Ordinance 2180, sec.
3, adopted Oct. 11, 2021, repealed § 3-20, which pertained to
dormers and derived from Ordinance 1920, adopted Jan. 23, 2012.
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:
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Number of spaces and dimensions
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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.
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Driveway specifications
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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).
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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 (max. 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)
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Summary Table for SF-A and SF-B Residential Design Standards
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City of Alamo Heights: October 2021
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SF-A
(Min. Lot Area: 8,400 sq ft;
Min. Lot Width: 60 ft.)
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SF-B
(Min. Lot Area: 7,500 sq ft;
Min. Lot Width: 50 ft.)
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Code References (Chapter 3: Zoning)
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LOT WIDTHS (The average width of the lot as measured
between the side lot lines midway between the front and rear lot lines)
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Less than or equal to 65 ft.
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Greater than 65 ft.
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Less than or equal to 65 ft.
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Greater than 65 ft.
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MAIN STRUCTURES: LOT STANDARDS
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SETBACKS AND ARTICULATION
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FRONT YARD SETBACKS—Main structures
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Sec. 3-14
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Min. Front Yard Setback
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30 ft.
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25 ft.
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Max. Front Yard Setback
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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
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4 ft.
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4 ft.
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FRONT ARTICULATION—Main structures
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Sec. 3-14
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Main Structure: Max wall length without approved articulation(s)
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30 ft.
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30 ft.
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FRONT PROJECTIONS—Main structures
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Sec. 3-81
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Max. projection into the front yard setback beyond any permitted
porch or wall plane
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4 ft.
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4 ft.
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SIDE YARD SETBACKS—Main structures
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Sec. 3-15
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Min. Side Yard Setback—Main Structure
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12 ft.
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12 ft.
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Min. Side Yard Setback with no driveway provided alongside of
Main Structure including masonry lug
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6 ft.
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6 ft.
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Min. Side Yard Setback with a driveway provided alongside of
Main Structure including masonry lug
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10 ft.
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10 ft.
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SIDE ARTICULATION—Main structures
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Sec. 3-15
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Main Structure: max. wall length without approved articulation
for street-facing facades
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30 ft.
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30 ft.
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SIDE PROJECTIONS—Main structures
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Sec. 3-15
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Max. projection into the side yard setback
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4 ft. (Not to be less than 5 ft. from adjacent property line(s))
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4 ft. (Not to be less than 5 ft. from adjacent property line(s))
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REAR YARD SETBACKS—Main structures
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Sec. 3-16
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Min. Rear Yard Setback—1st story (2nd story)
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20 ft. (30 ft.)
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20 ft. (30 ft.)
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Min. Setback of Detached Garage from Main Structure
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4 ft.
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4 ft.
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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.
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REAR PROJECTIONS—Main structures
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Sec. 3-83
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Max. projection into the rear yard setback
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4 ft.
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4 ft.
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HEIGHT
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HEIGHT MEASURED—Main structures
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Sec. 3-2
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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.
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MAX. BUILDING HEIGHT—Main structures
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Sec. 3-19
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Sloping Roof to Top of Ridgea b
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28 ft.
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33 ft.
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28 ft.
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33 ft.
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Flat Roof to Top of Parapet or Guard raila b
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25 ft.
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30 ft.
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25 ft.
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30 ft.
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a Exception: Chimneys can exceed
the maximum height with bonuses by up to 4 ft.
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b A maximum additional 2 ft. in height
may be permitted if specific conditions as listed in this ordinance
exist or bonuses are awarded.
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HEIGHT LOOMING STANDARD—Main structures
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Max. Side Wall Plate Height as Ratio of Side Setbacka b c
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2:1
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2:1
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a Exception: The first 6 ft. of wall
plate below the ridge of a side gable roof.
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b Exception: Chimneys are excluded
from the height looming standard to an extent of 8 ft.
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c Exception: Height looming standard
shall not apply when sharing a common boundary, or next to, public
rights-of-way.
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Summary Table for SF-A and SF-B Residential Design Standards
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City of Alamo Heights: October 2021
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SF-A
(Min. Lot Area: 8,400 sq. ft.;
Min. Lot Width: 60 ft.)
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SF-B
(Min. Lot Area: 7,500 sq. ft.;
Min. Lot Width: 50 ft.)
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Code References (Chapter 3: Zoning)
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LOT WIDTHS
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Less than or equal to 65 ft.
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Greater than 65 ft.
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Less than or equal to 65 ft.
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Greater than 65 ft.
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ACCESSORY STRUCTURES: LOT STANDARDS
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SETBACKS
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SIDE YARD SETBACKS—Accessory structures (including
pool's @ waters edge)
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Sec. 3-15
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Min. Side Yard Setback
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3 ft.
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3 ft.
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REAR YARD SETBACKS—Accessory structures (including
pool's @ waters edge)
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Sec. 3-16
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Min. Side Yard Setback
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3 ft.
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3 ft.
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HEIGHT
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MAX. BUILDING HEIGHT—Accessory structures
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Sec. 3-19
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Sloping Roof to Top of Ridgea
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20 ft.
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20 ft.
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Flat Roof to Top of Parapet or guardraila
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14 ft.
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14 ft.
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a A maximum additional 2 ft. in height
may be permitted if specific conditions as listed in this ordinance
exist or bonuses are awarded.
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HEIGHT LOOMING STANDARD—Accessory structures
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Max. Side Wall Plate Height as Ratio of Side Setback as provided
in designa
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2:1
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2:1
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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
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b Exception: Height looming standard
shall not apply when sharing a common boundary with, or next to, public
rights-of-way
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GENERAL: LOT STANDARDS
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BUILDING RESTRICTIONS
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Lot Coverage
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40%a
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40%a
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Sec. 3-17
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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.
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Floor Area Ratio (FAR)
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.45b
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.45b
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Sec. 3-18
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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.
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b Max. .50 FAR permitted within SF-A
and SF-B based on awarded bonuses
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Max. Impervious Surface (Bldgs. and Paving) in Front Yard Setback
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30%
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30%
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PARKING
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Min. Covered Parking Spaces required (i.e., garage, carport,
or porte-cochere)a b
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2 spaces
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2 spaces
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Sec. 3-21
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Permittedc
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Permittedc
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Circular Driveways and Parking Pads in Front Yard Setback Area
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Not permitted
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Permitted
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Not permitted
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Permitted
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Driveway—Min. width in Front Yard Setback
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10 ft.
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10 ft.
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Driveway—Max. width in Front Yard Setback
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10 ft.
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14 ft.
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10 ft.
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14 ft.
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Curb Cut and Driveway Apron—max. width measured at flared
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12 ft.
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14 ft.
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12 ft.
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14 ft.
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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.
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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.
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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.
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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.
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MISCELLANEOUS
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Min. distance from property line or fence - Air conditioning
units and pool equipment
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3 ft.
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3 ft.
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Secs. 3-15 and 3-16
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(Ordinance 1920 adopted 1/23/2012; Ordinance 2029 adopted 9/28/2015; Ordinance
2180, sec. 3(att.), adopted 10/11/2021)
