bellaire joint workshop compress 10.22.12

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R-M.3

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R-M.3

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CCD-2 CCD-1

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CCD-1 R-M.2-O, R-M.2

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R-M.1 R-MF

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R-M.1 R-MF

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Corridor Mixed Use (CMU)

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Urban Village - Downtown (UV-D)

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Residential

Uses in

CMU District

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Attached Residential

Uses in Both Districts

For “Mixed Use” 

each use must occupy:- ≥ 5,000 sq ft OR 

- 10% of total floor area

- whichever is less

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36 SF homes x

2.72 pph = 98

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Planned Development

in Both Districts

Current Mixed-UsePD Options:

Res-Comm Mix in R-M1, CCD-1:

- max 34% retail (of site area)

- max 60% office

Res-Comm Mix in CCD-2:

- max 34% retail

- max 120% office

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Maximum

Height in

UV-D District

CCD-1 now:- 2 story (25-36’) 

- 3 story via PD

CCD-2 now:- 4 story

- 2-6 story via PD

- Bonus up to 10

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COURTESY: NASA Area Management District

COURTESY: Hanover Company

COURTESY: Behringer Harvard/Trammell Crow

COURTESY: Trademark Property Company

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Maximum

Height in

CMU District

Tie to residential

adjacency:- 1’ ht : 1’ setback 

- PDs in RMs, CCD-1- 0.84’ in 610, TRPD 

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Maximum

Height in

CMU District

Tie to residential

adjacency:- 1’ ht : 1’ setback 

- PDs in RMs, CCD-1- 0.84’ in 610, TRPD 

OR

- Step back upper floorsof taller buildings

(after min setback)

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Maximum

Height in

CMU District

Reduce footprint

for more height:- public space bonus

- amenities bonus

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Maximum

Height in

CMU District

Account for

under-building

surface parking:

- max parking height- floor area bonus?

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Parking Area

Interior Landscaping

in CMU District

k

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Parking Area

Interior Landscaping

in CMU District

ki

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Parking Area

Interior Landscaping

in CMU District

ki

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Tie landscaping intensity

to placement of parking:- More for front parking

- Less for side/rear parking

Parking Area

Interior Landscaping

in CMU District

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B ildi

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Building

Design

Applicability

Small buildings:- < ___ sq ft exempt?

“New” buildings: - 100% construction

- 100% re-build

“Substantial

improvement” - % of floor area

- % of value

2,880 sq ft

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V t ti

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Vegetation

Focus vs.

Sprinkler

Requirement

V t ti Focus on resilient

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Vegetation

Type vs.

Sprinkler

Requirement

Focus on resilient

landscaping:- Native

- Drought-resistant- Viable after 6 months

V t ti

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Vegetation

Type vs.

Sprinkler

Requirement

Focus on resilientlandscaping:- Native

- Drought-resistant

- Viable after 6 months

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Bicycle Parking

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Bicycle Parking

in CMU District

Require?- If 20+ auto spaces

- 1 bike:10 auto spaces

- 1:20 in garages (6 min)

- 10 bike spaces max

Incentives instead? 

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50+ feet

Spruce west toward Ferris

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Roanoke TX

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COURTESY: MC/A Architects, Inc. and Gateway Planning Group

Roanoke TX

Washington Ave

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Washington Ave

April 2006

Washington Ave

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Washington Ave

January 2008

Washington Ave

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Washington Ave

January 2010

Washington Centre

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Washington Centre

COURTESY: Senterra Real Estate Group