Demolition Review

Through revision to Chapter 5 (Building and Building Regulations) of the City of Alamo Heights Code of Ordinances, the Demolition Review process, previously known as Demolition Delay, has been re-structured. In addition to reducing the minimum amount of time required to complete the Demolition Review process from 45 days or more to approximately 25-30 days, the revisions to this chapter also provides a second public review opportunity by placing all Demolition Review cases on the agenda for the Architectural Review Board prior to going to City Council. Specifically, the Demolition Review process is separated into 2 distinct criteria for review. These criteria are the existing structures ‘significance’ and the proposed replacement structures ‘compatibility’.

What type of projects require a separate Demolition Review by the Architectural Review Board?

Proposed projects which involve the intentional or unintentional act of dismantling, pulling down, destroying, removing, razing or moving a structure or any structural portion thereof, or commencing the work of moving or of total or substantial destruction of a structure or portion thereof. Projects which meet the following criteria must be submitted for Demolition Review:

Removal or encapsulation of more than twenty-five percent (25%) of the framed structure of exterior walls facing public streets, or a street-facing elevation if the tract of land is landlocked; or,
Removal or encapsulation of more than fifty percent (50%) of the framed structure of all exterior walls and/or roofs.

What types of projects are exempt from the demolition review process?

Exceptions from the demolition review process include:

a) Minor repair and Routine maintenance as defined in Chapter 5 Building and Building Regulations

The following types of projects are exempt from the demolition review process regarding significance of an existing structure to allow for administrative review:

existing structures not supported by a permanent foundation,
existing structures which have an exterior grade footprint of two hundred (200) square feet or less,
existing one and two-story detached accessory structures,
replacement or alteration of existing exterior finish materials on roofs or walls with new exterior finish materials which match the existing in color and design,
replacement or alteration of roof decking and finish materials only,
exterior alterations that do not substantially alter, modify, cover, or encapsulate existing framing components, and
ordinary repair and maintenance as referenced in Sec. 5-13 Definition for demolition.

The following types of projects are exempt from the demolition review process regarding compatibility of any proposed structures to allow for administrative review:

new structures for projects not governed previously under demolition ordinances ,
replacement or alteration of existing exterior finish materials on roofs or walls with new exterior finish materials which match the existing in color and design,
replacement or alteration of roof decking and finish materials only,
exterior alterations that do not substantially alter, modify, cover, or encapsulate existing framing components, and
minor repair and routine maintenance as referenced in Sec. 5-13 Definition for demolition,
One-story replacement accessory structures.

The following proposed structure(s) or project(s) shall be governed by demolition review regarding compatibility regardless of whether any significance determination was reviewed:

two-story detached accessory structures intended to replace previously permitted demolitions of exempt accessory structures.

What do I need to submit for Demolition Review?

A complete demolition review package shall include one (1) electronic (pdf) version and twenty (20) 11" X 17" copies of the following:

Completed Demolition Review application,
Demolition Review fee,
Scaled site plan with property lines, dimensions, as well as setback dimensions for the proposed structure. Should also include:

type and size of existing trees on-site identified as ‘to remain’ or ‘to be removed’
grading

Scaled & dimensioned site plan of the existing and proposed replacement structure(s),
Scaled & dimensioned floor plan and elevations of the proposed replacement structure,
Photographs of each elevation of the existing structure(s) proposed for demolition,
An existing block face elevation showing the structure proposed for demolition in context with the 2 adjacent houses on the left and right side,
A block face elevation of the proposed replacement structure in context with the 2 adjacent houses on the left and right side.

***Incomplete packages will not be accepted.***

What processes are involved in submission for Demolition Review?

Any proposed variances or platting cases must be completed and approved prior to submission for the proposed Demolition Review for compatibility.
The property owner, registered contractor, licensed professional engineer, or registered architect must submit the required application, fee and plan documents at least 22 days prior to the proposed Architectural Review Board meeting date,
Staff will place the case on the next available agenda and will provide the required 15 day public notification of the proposed project by mailing notices to all properties within 200 feet of the subject project property and posting a sign in the front yard of the subject property.
Once the Architectural Review Board has reviewed the case and made its recommendation to the City Council, staff will place the case on the next available City Council agenda for final review.
The City Council, after consideration of the A.R.B.’s recommendation, may vote to:

Determine that the structure is not a significant structure and that the replacement structure is compatible with other structures in the adjacent and immediate block area, and approve the demolition of the existing structure and the construction of the proposed replacement structure, or
Determine that the structure is a significant structure, and vote to establish the first 90-day demolition delay period to allow collaboration with the property owner to explore alternatives to demolition; or
Determine that the proposed replacement structure is incompatible with other structures in the adjacent and immediate block area, and:
i. continue the public hearing to a subsequent meeting if sufficient information has not been presented to allow the council to make a determination or to allow the applicant to resubmit a revised design to address the compatibility issues identified by the board or council review, or
ii. vote to establish the first 90-day demolition delay period to allow the applicant to resubmit a revised design to address the compatibility issues identified by the board or council review.

If approved, the applicant may submit for permit to the Planning and Development Services Department.
If a delay is stipulated, the applicant will have 90 days to make all revisions to the proposed project with regards to the boards and Council’s requirements. The staff will place the case on the next available City Council agenda before the 90 day delay period has expired.
The City Council, after consideration of any revisions to the proposed project, may vote to:

Determine that the structure is not a significant structure and that the replacement structure is compatible with other structures in the adjacent and immediate block area, and approve the demolition of the existing structure and the construction of the proposed replacement structure, or
Determine that the structure is a significant structure, and vote to establish the second and final 90-day demolition delay period to allow collaboration with the property owner to explore alternatives to demolition; or,
Determine that the proposed replacement structure is incompatible with other structures in the adjacent and immediate block area, and:
i. continue the public hearing to a subsequent meeting if sufficient information has not been presented to allow the council to make a determination or to allow the applicant to resubmit a revised design to address the compatibility issues identified by the board or council review, or
ii. vote to establish the second and final 90-day demolition delay period to allow the applicant to resubmit a revised design to address the compatibility issues identified by the board or council review.

If a 2nd delay is established, the applicant will have 90 days to make all revisions to the proposed project with regards to the council’s requirements.
Once the maximum 180 day delay expires, the applicant may submit for permit to the Planning and Development Services Department.

While nothing can guarantee that your project will be approved, the following tips may help facilitate the Demolition Review process.

Contact the adjacent neighbors (within a min. 200 ft from your property) during conceptual design to receive feedback, interests, or concerns for the proposed project.
Prior to the required city notification of the submitted application, invite the adjacent neighbors to comment on the design.
Provide city contact information to all neighbors so that they may comment publicly about the project.
Provide clean, detailed and legible plan documents for review.
Provide an artistic rendering of the proposed structure.

This information is only a summary of the demolition review process and regulations. For complete information regarding the Demolition Review process contact the Community Development Department.