MU5A: High-intensity multi-use residential, office, service, retail, and entertainment uses

MU5B: high intensity residential & commercial, including storage and auto-related businesses

•             Minimum lot size: 5,000 sq. ft.  if multifamily; 48 dwelling units/acre + unlimited AHBP (Affordable Housing Bonus Program)
•             Minimum lot size: 1,800 sq. ft. live/work or townhouse; 24 dwelling units/acre; no AHBP
•            Setbacks from property lines: 5’ front – 5’ side street – 0’ side-0’ rear
•             Compatibility setbacks <75’ wide lot: 5-5-15-30
•                                                       >75’ wide lot: 5-5-20-30
•             Height max. : 60‘ + 30’ AHBP  = up to 90’ total with AHBP
•             Stepbacks: <25’ = 25’
•                              25-50 = 35’
•             Impervious cover: 90%

MS3: high intensity urban main street environment

•             Minimum lot size: 1,800 sq. ft.
•             Number of dwelling units: if multi-family, then 54 dwelling units/acre + unlimited AHBP
•             If live/work or townhouse, then 24 base units/acre; no bonus units under AHBP
•             Setbacks from property lines: 5’ -5’- 0’- 0’
•             Height max: 65’ + 25’ AHBP = 90’ total with AHBP
•             Compatibility setbacks <75’ wide lot: 10-10-15-30
•                                                       >75’ wide lot: 10-10-20-30
•             Stepbacks: <25’ = 25’
•                            25-50’  =  35’
•                            50-100’ = 45’
•             Impervious cover: 95% 

IF  Flex Industrial

•             Minimum 5,000 sq. ft. lot with a minimum 50’ width can contain up to 24 dwelling units/acre 
•             Setbacks from property lines: 15–10-10-10
•             Compatibility setbacks: <75’ lot: 15-10-15-30
•                                                       >75’ lot: 15-10-30-30
•             Maximum height: 60’
•             Stepbacks: <50’: 35’ and 45’ at 50-100’

IG  General Industrial

•             Minimum lot size of 1 acre with a minimum width of 100’
•             Dwelling units not allowed
•             Setbacks: 25-25-10-10
•             Compatibility setbacks: <75’: 25-25-15-50
•                                                        >75’: 25-25-50-50
•             Maximum height: 60’
•             Stepbacks: <50’: 35’ and 45’ at 50-100’

Impervious cover maximum for both IF and IG: 80%

Both IF and IG require a landscape buffer along the side or rear lot as per Section 23-3D-3080.

For parking requirements in IF and IG, please see Section 23-3C-8040.

North Shoal Creek is zoned to contain 3 of the 5 zoning codes proposed for multifamily areas in the draft LDC. Please see the map below for the locations of our neighborhood’s multifamily zones.

RM2 (the triplexes and fourplexes on Mossrock & Dawnridge Circle):

•             Min. lot size for a multifamily dwelling: 5,000 sq. ft.
•             Min. lot size for a live/work dwelling or townhouse: 1,800 sq. ft.
•             Number of dwelling units per acre: 24 base, with an additional 36/acre under AHBP
•             Setbacks from property line: 10’ front-5’ side street-5’ side-5’ rear
•             Compatibility setbacks <75’ wide lot: 10’-5’-15’-30’
•                                                      >75’ wide lot: 10’-5’-20’-30’
•             Overall max. width of bldg.: 100’
•             Maximum height : 40‘ + 20’ AHBP (total of 60’ with AHBP)
•             Stepbacks: <25’ = 25’
•                              25-50 = 35’
•                            50-100 = 45’
•             Impervious cover: 60%

RM3 (all other existing multifamily apartments and condos in North Shoal Creek)

•             Min. lot size for a multifamily dwelling: 5,000 sq. ft.
•             Min. lot size for a live/work unit or townhouse: 1,800 sq. ft.
•             Number of dwelling units per acre: 36 base, with an additional 40/acre under AHBP
•             If live/work or townhouse: 24 units/acre base; AHBP not available
•             Setbacks from property line: 5’ – 5’- 5’- 5’
•             Compatibility setbacks <75’ wide lot: 5’-5’-10’-30’
•                                                      >75’ wide lot: 5’-5’-20’-30’
•             Maximum height: 60′ + 30’ AHBP (total of 90’ with AHBP)
•             Stepbacks: <25’ = 25’
•                              25-50 = 35’
•                           50-100 = 45’
•             Impervious cover: 70%

RM5 (the 300-unit complex to be constructed near the corner of Rockwood and Burnet)

•             Min. lot size for a multifamily dwelling: 5,000 sq. ft.
•             Min. lot size for a live/work dwelling or townhouse: 1,800 sq. ft.
•             Number of dwelling units/acre: 54 base; unlimited if under AHBP
•             If live/work or townhouse: 24 base with no AHBP available
•             Setbacks from property line: 5’- 5’- 5’- 5’
•             Height max: 90’ + 30’ AHBP  (total of 120’ with AHBP)
•             Compatibility setbacks <75’ wide lot: 5′-5′-10′-30′
•                                                      >75’ wide lot: 5′-5′-20′-30′
•             Stepbacks: < 50 = 35’; 50-100 = 45’
•             Impervious cover: 80%

Existing single family zoning in North Shoal Creek becomes R2A zoning, with this exception: single-family houses along Rockwood between Steck and Anderson become R4. R4 is the least-intense missing middle zone in a transition area.

What can be built in an R2A zone? A maximum of 2 dwelling units, although a home qualifying for a preservation incentive could build a total of 3 units

•           On a 5,000 sq. ft. lot: 1 single-family home, a duplex, or a single-family home with an ADU (Accessory Dwelling Unit)
•           On a 2,500 sq. ft. lot: 1 single-family attached home
•           Setbacks from property line: 25’ front, 15’ side street, 5’ side, 10’ rear
•           Overall height: 35’
•           Allowable impervious cover: 45% if lot width is greater than 45’; 50% if less than 45’
•          Off street parking: 1 space/dwelling unit.  No parking requirement for an ADU.
•          Maximum height of a dwelling within 10’ of property line: 30’

What isn’t allowed in R2A? Co-housing, cottage courts, group residential, multi-family homes, Type 3 short term rentals, townhomes, and stables.

What isn’t allowed in R4? New single family or single-family attached homes and stables. However, existing single-family homes can be maintained in perpetuity and expanded or rebuilt. Only if a single-family home were expanded to include multiple units would the right to resume single-family use of a property be lost.

What can be built in an R4 zone? A maximum of 4 dwelling units with 4 additional units (for a total of 8) allowed under the AHBP (Affordable Housing Bonus Program)

•           On a 10,000 sq. ft. lot with a minimum 90’ width: 6 unit cottage court; AHBP doesn’t apply.
•           On a 5,000 sq. ft. lot: A duplex or  a multi-family unit up to a maximum of 4 units, with 4 additional units allowed under the AHBP
•           On a 1,800 sq. ft. lot with a minimum 18’ width: a  townhouse
•           Setbacks: 15’ front, 10’ side street, 5’ side, 5’ rear
•           Building maximum width: 80’
•           Overall height: 35’ + 10’ (total 45’) under the AHBP.
•           Allowable impervious cover: 50%