The city has just released their v2 draft of CodeNEXT and an initial look indicates that Heritage no longer has the intensive zoning that we had in the first draft. We now have R3C zoning in the areas that currently have SF3, which allows detached houses and ADUs but not fourplexes. As a comparison, R3C is the same zoning given to Tarrytown. (Parcels in Heritage that already have apartments or multiplexes retain a similar zoning.)
One key question is occupancy limits. Section 23-4E-7040 (Dwelling Unit Occupancy Limit) states that R3C zoning has a max of 4 unrelated adults, but it also states that 2 unrelated adults may live in an accessory dwelling unit. Since ADUs are allowed under R3C zoning it appears that our neighborhood would effectively go back to a max occupancy of 6 unrelated adults, which we previously had before it was reduced to 4 in 2014.
In addition NUNA and Hyde Park across Guadalupe continue to keep their current SF3 zoning, altering the development dynamics in the university area and putting much more rental development pressure on Heritage.
The board of Friends of Heritage will be reviewing the maps and draft code in detail, and we’ll send an update after we’ve digested the changes more thoroughly.
The new draft map can be seen at https://codenext.engagingplans.org/codenext-comparison-map
The text of the code can be viewed at https://codenext.civicomment.org/chapter-23-4-zoning-code-0 and you can jump directly to the R3C zoning section at https://codenext.civicomment.org/chapter-23-4-zoning-code-0#67