City Council City Of
Ir
City Council
City Of
Ing(eside
Agenda Item
From:
Carey Dietrich, Building Official, by request of Councilman Knippa
Meeting Date: December
12, 2017
Agenda Wording:
Discussion of the ratio of multifamily dwelling units versus single family dwelling units
Attachments:
Compilation of Research, City of Portland, City of Bee Cave, Ratio Spreadsheet Legal Review:
Executive Summary:
It was requested of City staff to research other cities and their use of percentages to limit the number of multifamily units and encourage single family dwelling growth in Ingleside. In our attempts to find cities comparable in size and population to Ingleside we found two ( 2) that
addressed the housing ratio issue. We have included those along with a compilation of Ingleside' s housing ratio in this packet.
Impact
if Approved:
To be determined by Council' s choice of ratio of multifamily vs R1
Impact
if Denied:
To be determined
by
Council'
s choice
of ratio
of
multifamily
vs
R1
Is
Funding
Required?
Yes ©
No If
yes,
Indicate Funding Source/ Explanation: N/ A
Known as:
Ration of Multifamily vs R1 use
Agenda Item Approved
by City
Manager
Is it Budgeted?
Yes 0 No El N/ A
RESEARCH—
PERCENTAGE OF MULTI- FAMILY VS R1:
In our quest to find comparable sized cities with percentage of use limitations for residentially zoned properties, Bee Cave and Portland, Texas were the only two we found. If you' ll review the information from Bee Cave, you' ll see that they seek the demographic of retired,
empty nest baby boomers and not young families with children so they are encouraging growth in the manner of townhomes and apartment complexes, as long as they are contained in a certain area and not amongst the single family neighborhoods.
The City of Portland states simply" No new multi-family is recommended until the overall housing ratio is below 25
percent multi-
family."
Multifamily dwellings are primarily rental units and not owned by the
occupant while most single family dwellings are owner occupied. Attached
is
a spread
sheet
showing
the unit#'
s of Multi Family, R2- R3, and Single Family dwellings in
Ingleside. We derived these numbers using information from past building permits, active building permits, and utility accounts both active and inactive. These are estimates; however, we feel they are solid and
estimates.
3%
are
As you can see currently
duplexes
or quads.
74% is single
family
dwellings, 23%
are multifamily dwellings,
City of Portland Multi-Family Guidelines Design and development standards should be formulated for all new multi- family construction and for
redevelopment of existing multi- family complexes. Such standards will encourage high- quality housing alternatives
within Portland, and should include the following:
Site development criteria
Building placement and spacing Landscaping Parking and vehicular circulation ( including ingress, egress and on- site circulation) Recreational areas and open space; and Exterior construction
n
standards
40*
._
0*
VigO**
M****
OtkbdOWZ
Housing Types and Intensities A mix of residential densities and housing types is important to give residents a choice in selection of housing types. The Comprehensive
Plan provides
locations
for various types and densities
of residential
development
in order to create opportunities for varied housing types while retaining the desired character of each neighborhood. Medium and high residential densities should be planned only within Housing areas adjacent to major thoroughfares
and in locations where public facilities and services will be able to meet the need of a
larger population. Future multi- family development locations are shown on the Future Land Use Plan. Low density residential should be developed within those areas where neighborhood units are appropriate. It is recommended that the future density mix of housing types be approximately the same that exists today, owl The present mix of housing offers the opportunities
necessary for existing and new residences. The Future Land Use Plan provides for flexibility in the type of housing built. Within a planned residential area, several types of housing can be developed. For example, an area can be planned for multi- family or apartment units adjacent to a major thoroughfare, and buffered by duplex units with a preponderance of homes within the interior of the neighborhood development as single-
family detached units. In this way, a property owner can choose to develop a particular housing type, and diverse housing options will be available for future residents.
The following is published in the Comprehensive Plan for Bee Cave, TX:
4. 4 Encourage home ownership and long- term residency in Bee Cave that is attractive to a
range of household types and maintain a target of two owner- occupied for every one renter occupied housing unit. Bee Cave is made up of a healthy mix of owner- occupied and renteroccupied
Cave
housing
were
owner-
units (
the
most
recent census estimated
occupied compared to 35%
renter-
that 64%
occupied).
of housing units in Bee
The majority of the City' s
housing units have been built since 2000 and, in general, most single-family homes are owneroccupied, while attached or multi- family units are renter- occupied.
There are few options in housing types ( other than single- family detached) for those interested in buying a home in Bee Cave. Goal HN- 2:
Promote a variety of housing choices within Bee Cave and the region. According to the most recent
census
estimates, about
60%
of housing units are single- family detached and almost 30%
are multi- family buildings with five or more units per building. There are however, few single-
family attached, duplexes, or triplexes in Bee Cave. While the predominant housing type should remain as low- moderate density single- family, with a growing population of retiring, emptynest baby boomers and millennials in one and two- person households entering the housing market, there is a need to continue to diversify the housing stock. There is a particular opportunity to encourage a mix of unit types, including apartments and townhomes within the urban corridors and Central Business District ( CBD) where established
neighborhoods
will not
be impacted.
City
of
Rockport:
percentage
have indicated that they have
of single-
family
and
multi-
family.
no
regulations/
requirements regarding
RATIO OF MULTI FAMILY vs R1 USE PERCENTAGE
MULTI FAMILY UNITS PORTSIDE
144
VILLAS
74
MEADOW
SUN
SEASIDE
120
LANDING
40
BREEZEWAY DOWN
TOWN
INGLESIDE
200
APARTMENTS
264
THE COVE INGLESIDE
TOWNHOUSES
IHA-
7TH
2485
32 30
ST
904
23%
R2 - R3
INGLESIDE HOUSING AUTHORITY( IHA) IHA-
2788 EL PASO
4
IHA-
2713
HUMBLE
8
IHA-
2613
WACO
IHA-
2640 AVE F
12
IHA-
2322
32
12
1ST ST
MANNERING 2761-
4 PLEXES:
4
67 AVE D
2486 SIXTH
8
ST
4
2550 AVEC
33
THE WOODLANDS 2490
2
AVE E
SINGLE
ALL SINGLE
FAMILY
FAMILY
RESIDENTIAL
DWELLING
3%
2936
74%
3959
100%
DWELLINGS
UTILITY
ACCTS
TOTAL
119
UNITS
City Council
City Of
Ing(eside
Agenda Item
From:
Carey Dietrich, Building Official, by request of Councilman Knippa
Meeting Date: December
12, 2017
Agenda Wording:
Discussion of the ratio of multifamily dwelling units versus single family dwelling units
Attachments:
Compilation of Research, City of Portland, City of Bee Cave, Ratio Spreadsheet Legal Review:
Executive Summary:
It was requested of City staff to research other cities and their use of percentages to limit the number of multifamily units and encourage single family dwelling growth in Ingleside. In our attempts to find cities comparable in size and population to Ingleside we found two ( 2) that
addressed the housing ratio issue. We have included those along with a compilation of Ingleside' s housing ratio in this packet.
Impact
if Approved:
To be determined by Council' s choice of ratio of multifamily vs R1
Impact
if Denied:
To be determined
by
Council'
s choice
of ratio
of
multifamily
vs
R1
Is
Funding
Required?
Yes ©
No If
yes,
Indicate Funding Source/ Explanation: N/ A
Known as:
Ration of Multifamily vs R1 use
Agenda Item Approved
by City
Manager
Is it Budgeted?
Yes 0 No El N/ A
RESEARCH—
PERCENTAGE OF MULTI- FAMILY VS R1:
In our quest to find comparable sized cities with percentage of use limitations for residentially zoned properties, Bee Cave and Portland, Texas were the only two we found. If you' ll review the information from Bee Cave, you' ll see that they seek the demographic of retired,
empty nest baby boomers and not young families with children so they are encouraging growth in the manner of townhomes and apartment complexes, as long as they are contained in a certain area and not amongst the single family neighborhoods.
The City of Portland states simply" No new multi-family is recommended until the overall housing ratio is below 25
percent multi-
family."
Multifamily dwellings are primarily rental units and not owned by the
occupant while most single family dwellings are owner occupied. Attached
is
a spread
sheet
showing
the unit#'
s of Multi Family, R2- R3, and Single Family dwellings in
Ingleside. We derived these numbers using information from past building permits, active building permits, and utility accounts both active and inactive. These are estimates; however, we feel they are solid and
estimates.
3%
are
As you can see currently
duplexes
or quads.
74% is single
family
dwellings, 23%
are multifamily dwellings,
City of Portland Multi-Family Guidelines Design and development standards should be formulated for all new multi- family construction and for
redevelopment of existing multi- family complexes. Such standards will encourage high- quality housing alternatives
within Portland, and should include the following:
Site development criteria
Building placement and spacing Landscaping Parking and vehicular circulation ( including ingress, egress and on- site circulation) Recreational areas and open space; and Exterior construction
n
standards
40*
._
0*
VigO**
M****
OtkbdOWZ
Housing Types and Intensities A mix of residential densities and housing types is important to give residents a choice in selection of housing types. The Comprehensive
Plan provides
locations
for various types and densities
of residential
development
in order to create opportunities for varied housing types while retaining the desired character of each neighborhood. Medium and high residential densities should be planned only within Housing areas adjacent to major thoroughfares
and in locations where public facilities and services will be able to meet the need of a
larger population. Future multi- family development locations are shown on the Future Land Use Plan. Low density residential should be developed within those areas where neighborhood units are appropriate. It is recommended that the future density mix of housing types be approximately the same that exists today, owl The present mix of housing offers the opportunities
necessary for existing and new residences. The Future Land Use Plan provides for flexibility in the type of housing built. Within a planned residential area, several types of housing can be developed. For example, an area can be planned for multi- family or apartment units adjacent to a major thoroughfare, and buffered by duplex units with a preponderance of homes within the interior of the neighborhood development as single-
family detached units. In this way, a property owner can choose to develop a particular housing type, and diverse housing options will be available for future residents.
The following is published in the Comprehensive Plan for Bee Cave, TX:
4. 4 Encourage home ownership and long- term residency in Bee Cave that is attractive to a
range of household types and maintain a target of two owner- occupied for every one renter occupied housing unit. Bee Cave is made up of a healthy mix of owner- occupied and renteroccupied
Cave
housing
were
owner-
units (
the
most
recent census estimated
occupied compared to 35%
renter-
that 64%
occupied).
of housing units in Bee
The majority of the City' s
housing units have been built since 2000 and, in general, most single-family homes are owneroccupied, while attached or multi- family units are renter- occupied.
There are few options in housing types ( other than single- family detached) for those interested in buying a home in Bee Cave. Goal HN- 2:
Promote a variety of housing choices within Bee Cave and the region. According to the most recent
census
estimates, about
60%
of housing units are single- family detached and almost 30%
are multi- family buildings with five or more units per building. There are however, few single-
family attached, duplexes, or triplexes in Bee Cave. While the predominant housing type should remain as low- moderate density single- family, with a growing population of retiring, emptynest baby boomers and millennials in one and two- person households entering the housing market, there is a need to continue to diversify the housing stock. There is a particular opportunity to encourage a mix of unit types, including apartments and townhomes within the urban corridors and Central Business District ( CBD) where established
neighborhoods
will not
be impacted.
City
of
Rockport:
percentage
have indicated that they have
of single-
family
and
multi-
family.
no
regulations/
requirements regarding
RATIO OF MULTI FAMILY vs R1 USE PERCENTAGE
MULTI FAMILY UNITS PORTSIDE
144
VILLAS
74
MEADOW
SUN
SEASIDE
120
LANDING
40
BREEZEWAY DOWN
TOWN
INGLESIDE
200
APARTMENTS
264
THE COVE INGLESIDE
TOWNHOUSES
IHA-
7TH
2485
32 30
ST
904
23%
R2 - R3
INGLESIDE HOUSING AUTHORITY( IHA) IHA-
2788 EL PASO
4
IHA-
2713
HUMBLE
8
IHA-
2613
WACO
IHA-
2640 AVE F
12
IHA-
2322
32
12
1ST ST
MANNERING 2761-
4 PLEXES:
4
67 AVE D
2486 SIXTH
8
ST
4
2550 AVEC
33
THE WOODLANDS 2490
2
AVE E
SINGLE
ALL SINGLE
FAMILY
FAMILY
RESIDENTIAL
DWELLING
3%
2936
74%
3959
100%
DWELLINGS
UTILITY
ACCTS
TOTAL
119
UNITS
