The RM/MF Task Force was created in response to Councilman Treviño’s 2017 CCR regarding the municipal code and zoning for residential multi-family properties, specifically zoning categories RM-4 and MF-33. You can view the CCR here. This CCR was filed in response to community concerns over the way lots with these zoning categories are currently being developed.
These two zoning designations (RM-4 and MF-33) are abundant in our inner core neighborhoods. They are the zoning designations most common for the so-called missing middle housing: duplexes, triplexes, and quadriplexes. They are an important tool for density in our neighborhoods, but in the last four or five years, the way these properties are being developed has changed. Instead of the traditional duplexes or quadriplexes (two to four units in one structure), we are seeing more and more developments with four individual, tower-type structures on one lot, such as the ones at 930 W. Craig Place. These developments are typically sold as market-rate, single-family homes with some kind of condo-scheme in the title; not really the traditional – or needed – missing middle housing.
After Councilman Treviño’s CCR was filed, a task force was created. The task force has been meeting monthly over the summer. While I’m not a member of this task force, I have participated in sub-committee meetings, and attended several of the task force meetings as an observer. DSD is facilitating this task force, with Cat Hernandez as the main staff member conducting the meetings.
At the second meeting of the task force, on April 23rd, only three of the appointed neighborhood representatives attended the meeting. They were told that the third and final task force meeting would be the May 28th meeting, but no meaningful changes had been suggested for the pertinent codes. The neighborhood task force members that had attended felt their concerns were being dismissed. They reached out to Tier One for help, and Cosima Colvin did a huge amount of legwork to reach out to the other listed neighborhood representatives to find out what was going on. Some did not even know the task force existed.
– It is unclear how the original task force members were selected or appointed. It is also unclear how they were notified of the task force itself.
There seems to be a lack of transparency happening in DSD, and the updates to RM-4 and MF-33 will have a huge impact on all neighborhoods across the city.
Cosima was able to reach Gloria Castillo for D8, and get a representative from D7 (Jorge dela Garza) added to the list of neighborhood task force members. With these additions, the neighborhood task force members were able to start coming up with some recommendations.
Around the same time, I approached Councilman Treviño about a “Slot Home” ordinance that I had heard of in Denver, CO. The Councilman thought this would dovetail with the RM/MF Task Force and issued a memo that it should be incorporated. This was discussed during the May 28th task force meeting, with the neighborhood showing specific examples of why and how they thought Denver’s ordinance could apply to San Antonio. Due to this memo, additional meetings were added to the task force schedule.
Between the May 28th meeting and the June 25 meeting, community members discovered that in a previous version of the Unified Development Code, there was a restriction on the number of structures allowed on a lot. There is a math formula used to determine the number of units per acre (11), found on the Table in Section 35-310 of the UDC. When applied to a 4000 SF lot, the maximum number of units allowed for RM-4 is one. However, since at least 2015 DSD has been allowing up to four units each in an individual structure on a RM-4 lot.
I attended the June 25th task force meeting. The neighborhood representatives inquired about the previous version of the UDC regarding number of structures allowed on a lot. This and other concerns brought up at the meeting were dismissed by Cat Hernandez as typos in the UDC that were fixed in 2015. She did not offer any proof of the typos, or any other specifics. It seems many of the development standards that neighborhoods would support to protect character were removed from the UDC during the 2015 update.
Additionally, during the June 25th meeting, Denver’s Slot Home ordinance was generally dismissed because “Denver has a form-based code,” despite the fact that San Antonio has several form based codes currently in use.
As the neighborhood task force members discussed some of their more specific concerns during the meeting, the task force members from the development community quickly started accusing the neighborhood members of making decisions for areas where they don’t live, specifically citing the west side and Denver Heights, which has a large concentration of RM-4 properties. A lot of time was spent discussing Denver Heights.
Please note that the notes posted by DSD do not reflect my impression of the citizen comments made at the June 25, 2019 meeting.
After the meeting, I sent a request to DSD staff asking that Alan Neff from Denver Heights be added to the task force immediately. Cynthia Spielman reached out to them as well asking that Richard Garcia from Memorial Heights Neighborhood Association and member of the Westside Neighborhood Association Coalition also be added. DSD refused to add either of them.
At the July meeting there was a struggle to reach consensus on the many issues this task force is dealing with. Mike Shannon, the Director of Development Services, suggested they isses be tabled until the 2020 UDC review.
Two Tier One members in attendance at this meeting had their comments recorded by DSD:
- Tami Kegley: Inappropriate zoning current exists and should be addressed. Perhaps look at a replat requirement when building a multifamily project, regardless if already platted.
- Gemma Kennedy: A conceptual site design review should be required as this will save money in the long run.
Unfortunately these comments were not addressed or taken into account at the subsequent meetings, despite design review being one of the issues brought up n Councilman Treviño’s original CCR.
DSD’s August and September Task Force meeting notes can be viewed here:
Mary Johnson, President of Monte Vista Terrace Neighborhood Association and T1NC Steering Committee Member, has taken the lead in representing neighborhoods at the Task Force meetings. She has stated that there are still several items that don’t seem to be resolved, including heights, the number of individual structures allowed per lot, under-tuck parking, and orientation to the street.
Mary was not alone in this assessment. Cynthia Spielman, another Tier One Neighborhood Coaltion member that attended the September 24th meeting, commented that the developers were still pushing for eliminating the requirement for houses to face the street, and in showing examples of projects built without this orientation, seemed to prove to the community members the need for orientation to be explicitly spelled out in the code.
Despite this continued lack of resolution, DSD has moved forward with issuing a draft of the proposed changes to the pertinent sections of code.
The CCR, notes from the previous meetings, and supporting documents can be viewed here: https://www.sanantonio.gov/DSD/Resources/Codes#233873531-rm-4–mf-33-ccr
How you can help:
There is an RM/MF Community Meeting being held Monday, October 14, 2019 at 6:00PM in the Board Room at 1901 S. Alamo. Please plan to attend this meeting.
DSD’s website states,
“General Community Meeting(s) will also be held to gather more input from the public. Comments and recommendations made either through meetings or submitted through email will be posted here. Please be clear on each recommendation and its’ basis. Email comments to Kristie Flores, Planning Manager at kristie.flores@sanantonio.gov; her contact number is 210-207-5889.”
Please email kristie.flores@sanantonio.gov and copy your Council person, regarding the following items:
- RM and MF developments on lots less than one-third of an acre shall be one (1) structure with the appropriate number of units, (i.e. four (4) units in one dwelling on an RM-4 lot).
- Under-tuck parking shall not be allowed on RM and MF zoned properties under one-third of an acre. Parking shall be in the rear of the dwelling.
- All developments in RM and MF zoned properties on less than one-third of an acre shall be oriented so that the primary entrance of the structure (front door) shall face the street and shall have a visible porch, patio or canopy.
- The height of RM and MF zoned developments be limited to 35′ or 2.5 stories when measured to the top of the gable.
- On lots with more than one structure and less than 1 acre in size, a preliminary site plan shall be submitted for a preliminary site plan review with the COSA Building Department, and notification shall be sent to the registered neighborhood association and property owners within 200 feet of the property. The building permit number assigned at that time shall be used throughout the building process.
Update (October 15, 2019):
The proposed changes will go to the PCTAC on October 21, followed by the Planning Commission on October 23. It will then head to the Zoning Commission in November, followed by the Planning and Community Development Committee and then finally City Council in December or January.
We encourage you to submit comments about the proposed changes in writing to Planning Manager, Kristie Flores and to copy your City Council representative on the email.
Updated to clarify the following terms: “unit,” “dwelling,” and “structure.”