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HomeMy WebLinkAbout09-3-14-WSAPPROVAL OF THE AGENDA UNFINISHED AND NEW BUSINESS TCAAP Redevelopment Code (TRC) - Chapter 1 -5 PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF PLANNING COMMISSION COMMENTS & REQUESTS ADJOURN A quorum of the City Council may be present at this meeting. Chair: Clayton Larson Commissioners: Angela Hames Andy Holewa Sam Scott Roberta Thompson Clayton Zimmerman Brent Bartel Steven Jones (Alternate) Council Liaison: Fran Holmes Planning Commission September 3, 2014 Immediately following the Regular Planning Commission Meeting City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. Work Session Agenda CALL TO ORDER 1. 2. 2.A. Ryan Streff, City Planner Documents: 3. Prepared By Page 1 of 1 DATE: September 3, 2014 PC Work Session Item 2.A TO: Planning Commission FROM: Ryan Streff, City Planner SUBJECT: TCAAP Zoning Requested Action Review chapters 1 through 5 of the TCAAP Redevelopment Code (TRC) in Attachment C and provide comments of this review to staff. Background At work session on August 18, 2014, the City Council held its first of three workshops with Gateway Planning, the zoning subconsultant for the TCAAP Master Plan. During the workshop, Brad Lonberger (Gateway Planning) introduced performance based zoning, reviewed the framework and important elements of the code, and discussed the initial draft of chapters 1 through 5, which are the administrative and process sections of the code. The City Council continued their discussion of chapters 1 through 5 of the TCAAP Redevelopment Code (TRC) at the Work Session on August 25. Specific topics of discussion included the relationship of the TRC to other City Ordinances, the development review process, and the appropriate mix of different housing types. Gateway Planning will return to Arden Hills for the second workshop on September 15, 2014. At this second workshop, the City Council will begin discussing the district guidelines consisting of chapters 6 through 11 (Building and Site Development Standards, Building Design Standards, Open Space Standards, Streetscape and Landscape Standards and Sign Standards). Attachments A) Draft Regulating Plan; August 7, 2014 B) Approved Master Plan Land Use Map; June 30, 2014 C) Draft TCAAP Redevelopment Code Chapters 1 – 5; August 13, 2014 D) Comment Tracker – TCAAP Redevelopment Code MEMORANDUM Es r i , H E R E , D e L o r m e , M a p m y I n d i a , © O p e n S t r e e t M a p c o n t r i b u t o r s , a n d t h e G I S u s e r c o m m u n i t y Le g e n d Ga t e w a y O v e r l a y Ci v i c Wa t e r I n f r a s t r u c t u r e Re q u i r e d O p e n S p a c e Ne i g h b o r h o o d Ne i g h b o r h o o d T r a n s i t i o n To w n C e n t e r Re t a i l M i x e d - U s e Fl e x O f f i c e Of f i c e M i x e d - U s e Ca m p u s C o m m e r c i a l ¯ 0 6 0 0 1 , 2 0 0 1 , 8 0 0 30 0 Fe e t Re g u l a t i n g P l a n TC A A P R e d e v e l o p m e n t C o d e DR A F T Au g u s t 2 1 , 2 0 1 4 Residential112.8 Mixed Use8.9 Ofc. Campus43.4 Offi ce21.6 Flex75.9 Retail19.6 Park19.1 Civic2.5 Other Open Space42.6 Local Roads57.8 Spine Road 25.2 TCAAP Land Use Map June 30, 2014 S p i n e R o a d Spine Road Creek Town ThumbThumb Hill S p i n e R o a d DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 1 TCAAP Redevelopment Code DRAFT August 2014 DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 2 Table of Contents 1.0 Introduction 1.1 Purpose and Intent 1.2 Relationship to Adopted Plans 2.0 Components of the Code 2.1 The Regulating Plan 2.2 Development Standards 2.3 Using this Code 3.0 Administration 3.1 Applicability 3.2 Relationship to Other City Ordinances 3.3 Development Review Process 3.4 Plat Approval 3.5 Amendments to the Code 4.0 Definitions 5.0 Schedule of Uses 5.1 Applicability 5.2 Additional Use Criteria 6.0 Building and Site Development Standards 6.1 General to All Zoning Districts 6.2 Campus Commercial 6.3 Town Center 6.4 Office Mixed Use 6.5 Retail Mixed Use 6.6 Flex Office 6.7 Neighborhood Transition 6.8 Neighborhood 7.0 Building Design Standards 7.1 Purpose and Intent 7.2 Building Orientation and Entrances 7.3 Façade Composition 7.4 Gateway Overlay Standards 7.5 Commercial Ready Standards 7.6 Shading Requirements 7.7 Building Materials 7.8 Design of Automobile Related Building and Site Elements 7.9 Design of Parking Structures 8.0 Street Design Standards 8.1 Purpose and Intent 8.2 Street Designation Categories 8.3 Project Circulation Plan 8.4 Street Standards 9.0 Open Space Standards 9.1 Open Space Approach DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 3 9.2 Required Open Space Designations 9.3 Open Space Classification 9.4 Open Space Requirements 9.5 Palette of Open Space Types 10.0 Streetscape and Landscape Standards 10.1 Sidewalks 10.2 Street Trees and Streetscape 10.3 Screening Standards 10.4 Street Lighting 10.5 Exterior Lighting 10.6 Street Furniture 10.7 License Agreements 10.8 Utilities 10.9 Parking Lot Landscaping 11.0 Sign Standards 11.1 Applicability 11.2 Sign Types Permitted 11.3 To11.20 Sign Standards Attachments: 1: Regulating Plan 2: TCAAP Master Plan 3: Street Cross Sections 4: Open Space Types DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 4 1.0 Introduction In 2013, the City of Arden Hills hired the consultant team to create a Master Plan for the Twin Cities Army Ammunition Plant (TCAAP) site, to conduct an Alternative Urban Areawide Reviews (AUAR), and to draft local regulations and policies to implement the Master Plan. This Master Plan will amend the 2030 Comprehensive Plan in an effort to successfully integrate the TCAAP site into the rest of the City. This plan will also help ensure appropriate development and economic growth occurs and is in line with the vision set forth by the City of Arden Hills and the owner of the property, Ramsey County. It is the goal of this project to “Develop TCAAP in a way that accommodates a mix of land uses that is sensitive to the natural environment, economically sustainable, and a benefit to the community” (Arden Hills 2030 Comprehensive Plan, 4). This initiative will be economically and environmentally sustainable and provide for a range of uses and development types. A comprehensive community process resulted in a long-term vision for the redevelopment of this brownfield ammunitions plant site into a true mixed-use village that incorporates regional employment, shopping and dining and a variety of housing options. This document provides the regulatory tools for redevelopment consistent with the TCAAP Master Plan for this area. Excerpts (concept plans, sketches and renderings) from the TCAAP Master Plan are used throughout the document to provide guidance to property owners, applicants and developers on the development intent and are not to be construed as regulatory. 1.1 Purpose and Intent The purpose of the TCAAP Redevelopment Code (TRC) is to implement the vision for a more walkable, mixed-use and vibrant TCAAP development (hereinafter, “Plan Area”) by: (a) Coordinating public and private investments for the greatest effect including the investments already underway on site; (b) Providing more mobility options; (c) Creating equitable, sustainable and affordable development options. Therefore, the goals of the TRC are to promote and to provide a more functional and attractive community through the use of recognized urban design principles and allow property owners, applicants or developers flexibility in land use, while prescribing a higher level of detail in building design and form than in the current standards of the Arden Hills City Code (AHC). The standards in this code are not intended to stifle creativity nor over- regulate building design but rather encourage better functional urbanism and to create higher quality pedestrian environments along most streets. 1.2 Relationship to Adopted Plans (a) Arden Hills Comprehensive Plan: In addition to implementing several goals of the Arden Hills Comprehensive Plan, the TRC specifically implements the following goals: 1. Develop and maintain a land use pattern that strengthens the vitality, quality, and character of the residential neighborhoods, commercial districts and industrial areas, while protecting the community’s natural resources to develop a sustainable pattern for future development. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 5 2. Develop TCAAP in a way that accommodates a mix of land uses that is s ensitive to the natural environment, economically sustainable and a benefit to the community. 3. Promote the development, redevelopment and maintenance of a viable, innovative and diverse business environment that serves Arden Hills and the metropolitan area. 4. Develop and maintain a strong, vital, diverse and stable housing supply for all members of the community. 5. Enhance the health, safety and well-being of all who live, work and play in the City. 6. Create a comprehensive, maintained and interconnected system of parks, pathways and open spaces, as well as a balanced program of recreational activities for residents of all ages, incomes and abilities. 7. Preserve, protect and restore the community’s natural resources, including open spaces, lakes, wetlands other significant natural features, and historic resources. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 6 2.0 Components of the Code 2.1 The Regulating Plan The TCAAP Redevelopment Regulating Plan map (herein known as the Regulating Plan) (Attachment 1) is hereby adopted as the official zoning map for the Plan Area. Within any area subject to the approved Regulating Plan, this TRC becomes the exclusive and mandatory regulation unless specified in Section 3.2. It shall establish the following development standards for all properties within the Plan Area: (a) Establishment of TCAAP Zoning Districts – The Plan Area is distinguished into different specialized zoning districts. Each zoning district is intended to create a distinct development pattern based on the TCAAP Master Plan for different sections within the Plan Area. Each zoning district shall establish use and building development standards including standards for building height, bulk, location, functional design and parking. The Regulating Plan classifies all lots within the Plan Area into one of the following seven (7) zoning districts: 1) Campus Commercial (CC) – The Campus Commercial Zoning District facilitates a building format that allows multiple, single tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow for an individual plan approach for each campus or building, based on user preferences within a range of requirements. 2) Town Center (TC) – The Town Center Zoning District creates a vibrant mixed-use environment that maximizes the potential for an outdoor experience, focusing on walkability. This district promotes phased development over time and allows for flexibility for horizontal or vertical mixed-use as development continues over time. 3) Office Mixed-Use (OMU) – The Office Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Retail Mixed- Use but focuses on employment and other compatible uses. This district promotes employment as a primary use, but allows for other uses to be incorporated as vertical mixed-use buildings. 4) Retail Mixed Use (RMU) – The Retail Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Office Mixed-Use but focuses on retail and compatible uses. This district promotes retail as a primary use and allows for other uses to be incorporated as vertical mixed-use buildings. 5) Flex Office (FO) – The Flex Office Zoning District creates an opportunity for large scale development for employment, manufacturing and warehouse uses that take advantage of the highway frontage and automobile access. 6) Neighborhood Transition (NT) – The Neighborhood Transition Zoning District provides for a range of urban residential (live-work, townhomes, duplexes, patio homes, manor homes, etc.) transitions between the active retail and employment mixed-use districts and adjoining single-family neighborhoods. Development standards in this district emphasize smaller scale urban residential uses and establish building transition standards to adjoining neighborhoods. 7) Neighborhood (NB) – The Neighborhood Zoning District provides for a range of attached and detached single-family residential as well as retirement housing. 8) Civic (CV) – The Civic Zoning District provides for a location that is focused on public activities or structures. (b) Street Designations – The Streets within TRC shall be classified in two different ways. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 7 1) Street Cross Sections shall address vehicular lane widths, number of lanes, pedestrian accommodation, street tree requirements, on-street parking, snow storage and parkway and median standards. These standards are laid out in Section 8.0 and Attachment 3. 2) Street Priority shall establish the phasing significance (Required or Recommended) of different street segments within the Plan Area. Refer to Section 8.0: Street Design Standards and Attachment 3 for the detailed regulations. (c) Building Frontage Standards – Building Frontage designations shall classify different block frontages based on the pedestrian priority goals of the TCAAP Master Plan on the Regulating Plan (Attachment 1). They shall be classified into one of three frontage designations: (i) Pedestrian Priority Frontage with the highest quality standards for pedestrian-oriented building design; (ii) Pedestrian-Friendly Frontage that balances pedestrian-oriented building design standards while accommodating some service and parking functions; and (iii) General Frontage which mainly accommodates service, utilities and parking functions. (d) Open Space Designation – Open Space within the TRC shall be categorized as Required Open Space. The detailed Open Space Standards for different open space types are included in Section 9.0 and Attachment 4 of this Code. These standards include general character, typical size, frontage requirements and typical uses. (e) Gateway Overlay Designation – The Gateway Overlay Designation indicates where additional aesthetic treatments are required to create a welcoming environment that establishes the character of TCAAP Redevelopment Area. The specific standards are included in Section 7.4 of this Code. 2.2 Development Standards: The TRC text portion of this Code enumerates the development standards with text and graphics for Zoning Districts, Frontage Types, building form, landscape, building design, signage and lighting. 2.3 Using This Document The following basic steps should be followed to determine the uses and development standards applicable on property within the Plan Area: (a) Review Table 3-1 to evaluate the applicability of the TRC based on scope of the proposed development. (b) Locate the subject property on the Regulating Plan (Attachment 1). (c) Identify the Zoning District in which the property is located. (d) Review the Schedule of Uses by Zoning District as listed in Table 5-1 to determine allowed uses. (e) Examine the corresponding zone standards in the Building and Site Development Standards in Section 6 to determine the applicable development standards and any Frontage standards. (f) Refer to Section 7.0 for Building Design Standards The information listed in these graphics explain where the building will sit on the lot, the limits on its physical form, the range of uses and the palette of materials that will cover it. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 8 3.0 Administration 3.1 Applicability (a) The uses and buildings on all properties within TRC zoning classifications shall conform exclusively to this Code unless specifically referenced as otherwise in this Code. (b) Table 3-1 (Applicability Matrix) shall determine the extent to which different sections of the TRC apply to any proposed development. (c) In addition, Table 3-2 shall determine which sections of the TRC apply at which time in the development review process such as Subdivision Review, Site Plan Review or Building Permit Review. (d) Provisions of the TRC are activated by “shall” when required; “should” or “may” when recommended or optional. (e) Terms used throughout the TRC are defined in Section 4.0: Definitions. For those terms not defined in Section 4.0: Definitions, definitions in various sections of the AHC shall apply. For terms not defined in either section, they shall be accorded commonly accepted meanings. In the event of conflict, the definitions of the TRC shall take precedence. (f) Where in conflict, numerical metrics shall take precedence over graphic metrics. 3.2 Relationship to other city ordinances (a) For all properties zoned as TRC, the standards in this document shall supersede standards under: i. Commercial Design Standards under Chapter 13, of the AHC, as amended, except as specifically referenced herein. ii. Sign Standards under Chapter 12, as amended, except as specifically referenced herein. iii. Private Open Space Standards under Chapter 13, as amended, except as specifically referenced herein. iv. Subdivision Ordinance under Chapter 11, as amended, except as specifically referenced herein. (b) Development standards not addressed in this ordinance shall be governed by the AHC to the extent they are not in conflict with the TRC. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 9 Table 3-1: Applicability Matrix Legend = Section of the Code Applies Blank denotes Standards in this Section of the Code does not apply Co d e S e c t i o n Se c t i o n 5.0 : S c h e d u l e o f U s e s Se c t i o n 6 .0 : Bu i l d i n g a n d S i t e De v e l o p m e n t St a n d a r d s Se c t i o n 7 .0 : B u i l d i n g D e s i g n St a n d a r d s Se c t i o n 8 .0 : St r e e t D e s i g n S t a n d a r d s Se c t i o n 9 .0 : O p e n S p a c e S t a n d a r d s Se c t i o n 1 0.0 St r e e t s c a p e a n d La n d s c a p e St a n d a r d s Se c t i o n 1 1.0 : S i g n S t a n d a r d s Bu i l d -to z o n e s a n d se t b a c k s Bu i l d i n g F r o n t a g e Bu i l d i n g H e i g h t Pa r k i n g a n d Se r v i c e A c c e s s Si d e w a l k , St r e e t Tr e e s an d St r e e t s c a p e St r e e t S c r e e n a n d Pa r k i n g L o t La n d s c a p i n g St r e e t L i g h t i n g a n d Fu r n i t u r e Ut i l i t i e s Type of Development 1) Commercial (retail, office, restaurant), lodging, mixed use building, apartment/multi -family building (3 or more units per lot), and live-work units (more than one of the following may apply to one application based on the scope of the application) a. New Construction All Sections of the TRC apply b. Existing Building Remodel: Existing non-complying structures or sites may be repaired, maintained or altered provided that such repair, maintenance, or alteration shall not create any new non-compliance of all or any part of such structure or site. i. Change of Use/Expansion of Existing Use (without expansion of conditioned building area) (to a permitted or conditional use in the designated Zoning District) c. Expansion of Existing Buildings (regardless of size of expansion): Structures or sites may be enlarged or expanded provided that such enlargement shall not create any new non-compliance of all or any part of such structure or site. The TRC applicable sections shall apply only to proposed building expansions. d. Expansion of parking area only (with or without a building or use expansion) (includes off-site or accessory parking) i. Up to 10 spaces ii. 11 or more additional spaces e. Existing Signage i. Refacing or changing a panel on an existing sign DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 10 Legend = Section of the Code Applies Blank denotes Standards in this Section of the Code does not apply Co d e S e c t i o n Se c t i o n 5.0 : S c h e d u l e o f U s e s Se c t i o n 6 .0 : Bu i l d i n g a n d S i t e De v e l o p m e n t St a n d a r d s Se c t i o n 7 .0 : B u i l d i n g D e s i g n St a n d a r d s Se c t i o n 8 .0 : St r e e t D e s i g n S t a n d a r d s Se c t i o n 9 .0 : O p e n S p a c e S t a n d a r d s Se c t i o n 1 0.0 St r e e t s c a p e a n d La n d s c a p e St a n d a r d s Se c t i o n 1 1.0 : S i g n S t a n d a r d s Bu i l d -to z o n e s a n d se t b a c k s Bu i l d i n g F r o n t a g e Bu i l d i n g H e i g h t Pa r k i n g a n d Se r v i c e A c c e s s Si d e w a l k , St r e e t Tr e e s an d St r e e t s c a p e St r e e t S c r e e n a n d Pa r k i n g L o t La n d s c a p i n g St r e e t L i g h t i n g a n d Fu r n i t u r e Ut i l i t i e s Type of Development Table 3-1 Continued ii. Signs may be repaired, maintained, altered, or replaced as allowed by state law (M.S. 462.357, Subd 1e) provided that such repair, maintenance, alteration, or replacement shall not create any new non-compliance, or expansion of any existing nonconformity, of all or any part of such a sign. (applies during sign permit review only) f. New sign or expansion of an existing sign (applies during sign permit review only) 2. Residential Buildings (single family detached, single-family attached, duplex buildings; 1 – 2 units per lot, manor homes; 3-4 units per building) a. New construction b. Change of Use (to a permitted or conditional use in the designated Zoning District) c. Existing Building Remodels: Structures or sites may be repaired, maintained or altered provided that such repair, maintenance, or alteration shall not create any new non-compliance of all or any part of such structure or site. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 11 Legend = Section of the Code Applies Blank denotes Standards in this Section of the Code does not apply Co d e S e c t i o n Se c t i o n 5.0 : S c h e d u l e o f U s e s Se c t i o n 6 .0 : Bu i l d i n g a n d S i t e De v e l o p m e n t St a n d a r d s Se c t i o n 7 .0 : B u i l d i n g D e s i g n St a n d a r d s Se c t i o n 8 .0 : St r e e t D e s i g n S t a n d a r d s Se c t i o n 9 .0 : O p e n S p a c e S t a n d a r d s Se c t i o n 1 0.0 St r e e t s c a p e a n d La n d s c a p e St a n d a r d s Se c t i o n 1 1.0 : S i g n S t a n d a r d s Bu i l d -to z o n e s a n d se t b a c k s Bu i l d i n g F r o n t a g e Bu i l d i n g H e i g h t Pa r k i n g a n d Se r v i c e A c c e s s Si d e w a l k , St r e e t Tr e e s an d St r e e t s c a p e St r e e t S c r e e n a n d Pa r k i n g L o t La n d s c a p i n g St r e e t L i g h t i n g a n d Fu r n i t u r e Ut i l i t i e s Type of Development Table 3-1 Continued d. Expansion of existing use/structure (building additions and new accessory building/structure on the lot): Structures or sites may be enlarged provided that such enlargement shall not create any new non-compliance of all or any part of such structure or site. Standards in the TRC applicable sections shall apply only to the building expansions. It shall allow addition of non- conditioned space such as patios, porches, arcades, canopies, private open space, recreational amenities and courtyards/forecourts. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 12 Table 3.2 Application Review Specific Matrix Legend = Standards in this Section of the Code applies NA = Standards in this Section of the Code does not apply Co d e S e c t i o n Se c t i o n 5.0 : S c h e d u l e o f U s e s Se c t i o n 6 .0 : B u i l d i n g an d S i t e De v e l o p m e n t St a n d a r d s Se c t i o n 7 .0 : B u i l d i n g D e s i g n S t a n d a r d s Se c t i o n 8 .0 : S t r e e t D e s i g n S t a n d a r d s Se c t i o n 9 .0 : O p e n S p a c e S t a n d a r d s Se c t i o n 1 0.0 St r e e t s c a p e a n d La n d s c a p e S t a n d a r d s Se c t i o n 1 1.0 : S i g n S t a n d a r d s Bu i l d -to z o n e s a n d se t b a c k s Bu i l d i n g F r o n t a g e Bu i l d i n g H e i g h t Lo t S t a n d a r d s Pa r k i n g a n d S e r v i c e Ac c e s s St r e e t T r e e s a n d St r e e t s c a p e St r e e t S c r e e n a n d Pa r k i n g L o t La n d s c a p i n g St r e e t L i g h t i n g a n d Fu r n i t u r e Ut i l i t i e s Type Application Review 1. Subdivision Plan Review (includes revised plats) 2. Site Plan Review 3. Building Permit Review * = Applies for residential development only * = Applies during Sign Permit review only DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 13 3.3 Development Review Process (a) Pre-submittal Meeting Required: All projects that are required to submit a Site Plan under AHC shall have a pre-submittal meeting with the Community Development staff prior to submitting the site plan for development. At the pre-submittal meeting, the staff shall provide information on the requirements for development and submittal within the Plan Area. (b) Site Plan Required: A Site Plan shall be required for all proposed developments within the Plan Area. Requirements for Site Plans are listed per Section XX of the AHC. A site plan is reviewed by staff prior to preliminary plat submittal. Figure 3-1: Development Review – Site Plan/Plat Review (c) Administrative Review: Projects that comply with all standards of the TRC and projects that require Administrative Modifications shall be processed by the Joint Development Authority (JDA). Please refer to Figure 3-1 Development Review flow charts for information on the development review process. (d) Administrative Modifications to the TRC: The JDA may approve Administrative Modifications to standards in the TRC per the criteria set in Table 3-3 below. The Administrative Modification process may be used only to authorize a less restrictive standard and may not be used to impose a higher standard than is established under the TRC on the subject property. A Community Development staff report and recommendation is required for the JDA to make a determination on an Administrative Modification. In no circumstance shall the JDA approve an administrative modification that results in: i. An increase in an individual project’s intensity, density, height or impervious cover; ii. A change in permitted uses or mix of uses; iii. A change in the relationship between the buildings and the street; or iv. A change in any required element of the Regulating Plan and the TRC beyond the thresholds established in Table 3-3 below. . DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 14 Table 3-3: Administrative Modifications Table Code Standard Extent of Administrative Modification Permitted Criteria 1. Regulating Plan Map a. Location of any Required Street (Town Center, Retail Mixed-Use, Office Mixed-Use, and Neighborhood Transition Districts) Streets shall be on an urban grid system with block faces (measured right-of-way to right-of-way) no less than 200 feet and no more than 400 feet. Block faces may be adjusted no more than 50%. i. Shall maintain the connectivity intended by the Regulating Plan ii. Shall maintain the continuation and/or connectivity with any existing streets where possible iii. Pedestrian connectivity must be maintained iv. City Community Development and Public Works staff approval b. Location of any Required Street (Neighborhood District) Streets shall be on a modified grid pattern. Public physical and view access to open space areas are required. The use of cul-de-sacs should be minimized and must include pedestrian connections from the cul-de-sac to streets or open space located behind private lots. i. Shall maintain the connectivity intended by the Regulating Plan ii. Shall maintain the continuation and/or connectivity with any existing streets where possible iii. City Community Development and Public Works staff approval c. Area of any Required Open Space May be reduced by no more than 10% i. Shall maintain the frontages required by the Regulating Plan ii. Shall include required amenities identified by the City’s TCAAP Master Parks Plan 2. Building Form and Development Standards a. Build to zones/setbacks No more than a 20% change in the maximum or minimum setback applicable or 6 feet whichever is greater. 1) Changes to the build-to-zones and setbacks may only occur when there is cause by one or more of the following: i. A change to the street cross sections established in Attachment 3; or ii. Need to accommodate existing buildings and structures on the lot that meet the overall intent and vision for redevelopment in the Plan Area; or iii. Need to accommodate other required modes of transportation (transit, bike, pedestrian), storm water drainage, water quality, or low impact development (LID) elements on the site; or iv. Need to accommodate overhead or underground utilities and/or easements; or v. Need to preserve existing heritage trees on the property. 2) In no case shall the sidewalk be less than 8 feet in width along the “Spine Road” and 6 feet in width along all other streets. b. Building Frontage No more than a 15% reduction in the required building frontage (applicable in the designated zoning district) along each block or subject lot with Pedestrian Priority Frontage designation or no more than a 25% reduction in the required building frontage (applicable in the designated zoning district) along each block or subject lot of a Pedestrian- Friendly Frontage designation. Any reduction in the required building frontage shall be to address one or more of the following: i. To accommodate porte-cocheres for drop-off and pick-up; or ii. To accommodate existing buildings and site elements; or iii. To accommodate other required transit, bike and pedestrian related, storm water drainage, water quality, or low impact development (LID) elements on the site. Parking garages and porte-cocheres are allowed along Pedestrian Priority Frontage and Pedestrian-Friendly streets per authorization from the JDA. Allowed when necessary for building design. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 15 Table 3-3: Administrative Modifications Table Code Standard Extent of Administrative Modification Permitted Criteria c. Corner Lot Building Frontage Reduction of building frontage requirements for lots with two or more Pedestrian Priority frontages (applicable Frontage Standard for the zoning district of the subject corner lot) Frontage requirement along one Pedestrian Priority designated frontage may be replaced with the corresponding standard for Pedestrian-Friendly frontage designation instead. In determining which Pedestrian Priority frontage may be changed to a Pedestrian-Friendly frontage, precedence shall be given to matching any existing building Pedestrian Priority frontages of adjoining blocks or lots on either side of the street. Reduction of building frontage requirements for lots with two or more Pedestrian-Friendly frontages (applicable Frontage Standards for the designated zoning district of the subject corner lot) Frontage requirement along one Pedestrian-Friendly designated frontage may be replaced with the corresponding standard for General frontage designation instead. In determining which Pedestrian-Friendly frontage may be changed to a General frontage, precedence shall be given to matching any existing building Pedestrian- Friendly frontages of adjoining blocks or lots on either side of the street. d. Sidewalk and Streetscape standards Sidewalks, street tree planting, street lighting, and other streetscape standards may be adjusted based on the development context and street cross section. Any changes to the streetscape standards shall be based on specific development context such as existing vegetation, natural features, drainage, and fire access and is subject to approval by the JDA. e. Required Parking Spaces Reduction in the number of required parking spaces Reduction in the number of parking spaces shall be based on one or more of the following: i. A shared parking plan for parking within 1,320 feet of the subject property; or ii. A parking study for the uses proposed on the site; or iii. A combination of the above 3. Other a. Any other numerical standard in the code A modification up to 10% (increase or decrease) ii. A modification of a numerical standard is needed to accommodate existing conditions. iii. The proposed development still meets the intent of the Code. b. Phased Developments Deferment of building frontage standards i. Phased developments may defer building frontage requirements as long as they meet the build-to-zone and parking setback requirements (e) Major Modifications and City Council Review: The City Council shall review projects that request a Major Modification from any standard in the TRC beyond Administrative Modifications authorized above (see Figure 3-1 and Table 3-3). A Community Development staff report and recommendation is required for a Major Modification request to be heard by City Council. City Council shall provide recommendation for approval to JDA. Any denial by City Council shall not be delivered to JDA, and applicant must reapply to seek major modification after plan revisions. Public notices shall be issued for all Major Modification hearings. i. Review Considerations for Major Modifications - In reviewing any Major Modification request to standards in this Code, the City Council shall use the following criteria: 1. The goals, intent and vision of the adopted TCAAP Master Plan and City of Arden Hills Comprehensive Plan; DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 16 2. The extent to which the proposal fits the adjoining design context by providing appropriate building scale and use transitions; 3. The extent to which the proposal provides public benefits such as usable civic and open spaces, livable streets, affordable housing, living wage jobs, structured and/or shared parking and linkages to transit; 4. The extent to which the proposal does not hinder future opportunities for higher intensity development; and 5. Considerations of health and welfare to the general public. 3.4 Plat Approval: The applicant shall follow Chapter 11 of the AHC, for the plat approval subject to the requirements for public infrastructure only per the TRC and for the purpose of design review. This includes City approval of grading/erosion control plan and utilities plan. 3.5 Amendments to the Code: Amendments and changes to the Regulating Plan, text and property boundaries beyond those expressed and permitted under the TRC shall be in accordance with the procedure set out in Chapter 13 of the AHC. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 17 4.0 Definitions Many ter ms used in this document are defined in the AHC, Chapters 1 and 13. Definitions are only included here if not defined in the AHC, or if the definition for this document differs from the AHC. In case of a conflict between the definitions under this Section and the AHC, Chapters 1 and 13, the definitions in this section shall supersede. A Administrative Modification A requested modification to TRC zoning district standards per the Administrative Modifications provision of Section 3.0: Administration. The JDA shall have the authority to administratively approve a request for an Administrative Modification. Arcade A portion of the main façade of the building that is at or near the property line and a colonnade supports the upper floors of the building. Arcades are intended for buildings with ground floor commercial or retail uses and the arcade may be one or two stories. The ground floor area within the arcade may be conditioned or non-conditioned space. Images of Arcade Buildings DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 18 B Build-to Zone (BTZ) The area between the minimum and maximum front setbacks from the property line. The principal building façade line shall be located within this area. Illustration indicating the location of the build-to zone relative to the minimum and maximum setbacks and the building façade line Building and Site Development Standards The standards established for each Zoning District including but not limited to building placement, building height, parking, service access, and other functional design standards. Building Façade Line The location of the vertical plane of a building along a street frontage. Section View – Gallery Building Section View – Arcade Building DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 19 Plan View Building Façade Line Illustrations Building Frontage The percentage of a building’s façade line that is required to be located within the Build-to Zone (BTZ) as a proportion of the lot’s width along the fronting public street. Required stairs to access entrances, parks, plazas, squares, improved forecourts, and pedestrian breezeway frontages shall count towards the required building frontage. Image showing Building Frontage calculation DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 20 Building Step-Back Building step-back is the setting back of the building façade line away from the street at a specific floor or height. Illustration of a Building Step-Back C D Commercial Use or Mixed-Use Building A building in which at least the ground floor of the building is built to Commercial Ready standards and any of the floors are occupied by non-residential or residential uses. Commercial Ready A ground floor space constructed with appropriate building orientation, entrance and window treatment and floor-to-ceiling height in order to accommodate ground floor retail/commercial uses (including, but not limited to, commercial, retail, restaurant, entertainment, and lobbies for civic, hotel, or multi-family uses). Standards for Commercial Ready frontage are in Section 6.1. Prior to the issuance of a certificate of occupancy for a retail/commercial use in a Commercial Ready space, the space must comply with all building and construction codes for commercial uses. The intent of Commercial Ready space is to provide the flexibility of occupying a space in accordance with market demand and allow the use in such space to change to retail/commercial uses accordingly. Complete Street A street that not only accommodates various modes of transportation such as automobiles, transit, bikes and pedestrians, but also establishes a design context that is conducive for redevelopment along the street. Cottage The Cottage building type consists of small, one and two-story single-family detached residential units that are built close to the street and each other. They are typically DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 21 sideyard/zero lot line homes with a small yard or patio space. They may also be called patio homes. This type of building enables appropriate infill residential within existing neighborhoods and is important for providing a broad choice of housing types and promoting walkability. Cottage Court The Cottage Court building type consists of a series of small, detached structures, providing multiple units arranged to define a shared court that is typically perpendicular to the street. The shared court takes the place of a private rear yard and becomes an important community-enhancing element. This type is appropriately-scaled to fit as transitions between single-family neighborhoods and commercial corridors. It enables appropriately-scaled, well- designed infill residential and is important for providing a broad choice of housing types and promoting walkability. Image of a Cottage Court Duplex The Duplex is a small- to medium-sized structure that consists of two side-by-side or stacked dwelling units, both facing the street, and within a single building massing. This type has the appearance of a medium to large single-family home and is appropriately-scaled to fit within primarily single-family neighborhoods or medium-density neighborhoods. It enables appropriately-scaled, well-designed residential infill and is important for providing a broad choice of housing types and promoting walkability. Image of a Duplex DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 22 E Encroachment Any structural or non-structural element such as a sign, awning, canopy, terrace or balcony that breaks the plane of a vertical or horizontal regulatory limit, extending into a setback, into the public right-of-way, or above a height limit. F Façade Area The surface area of a building’s elevation (including all floors) not counting minor indentations fronting a particular street. Ground floor façade area is the surface area of a building’s ground floor elevation not counting minor indentations fronting a particular street. Upper floor façade area is the surface area of a building’s upper floor elevations not counting minor indentations fronting a particular street. G H I J K Gallery A roofed promenade or canopy, especially one extending along the wall of a building and supported by arches or columns on the outer side. The gallery space is unenclosed (non- conditioned) space and may be two (2) or more stories tall. Images of Galleries L Live-Work Unit A dwelling unit that is also used for work purposes, provided that the ‘work’ component is restricted to the uses of professional office, artist’s workshop, studio or other similar use and is located on the street level and constructed as a separate unit under a condominium regime or as a single unit. The ‘live’ component may be located on the street level (behind the work component) or any other level of the building. Live-work unit is distinguished from a home occupation otherwise defined by the AHC in that the work use is not required to be incidental to the dwelling unit; non-resident employees may be present on the premises and customers may be served on site. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 23 M Major Modifications Any modifications to the standards of the TRC beyond those authorized under Administrative Modifications in Section 3.3 may only be approved by the City Council. Manor Home A multi-unit building (2 to 8 units) that is designed to appear as a large home from the exterior, but functions as a multi-unit building on the interior. Manor Homes have one main front door for the building, but may also have side and rear entries. Parking is accessed from an alley or a driveway to the rear of the lot. Parking does not face a public right-of-way. Images of Manor Homes Multi-Unit House The Multi-Unit house is a medium structure that consists of 3–6 attached, horizontally or vertically, residential units, typically with one shared entry or individual entries along the front. This Type has the appearance of a medium-sized family home and is appropriately scaled to fit within primarily single-family neighborhoods and as transitions between neighborhoods and commercial corridors. This type enables appropriately-scaled, well-designed infill residential and is important for providing a broad choice of housing types and promoting walkability. N Numerical Standard Any standard that has a numerical limit (minimums and maximums) or value as established within both the text and graphic standards of the TRC. O Open Space A publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens, playgrounds, squares, etc. provided to meet the standards in Section 9.0 of this Code. Open Space may be privately or publicly owned and/or maintained. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 24 P Q Patio Homes Also known as cottage homes, single-family detached or attached (duplex) homes of no more than two attached units, each located on a small lot that has at least some private yard space, generally in the back and/or side yards, but also possibly a small front yard. These types of homes may also be called “Villa” or “Zero Lot Line” homes if the homes are located on one of the side property lines. Image of a Patio Home Parking Setback Line The distance that any surface parking lot is to be set back from either the principal building façade line or property line along any street frontage (depending on the specific standard in the Zoning District). Surface parking may be located anywhere behind the parking setback line on the property. Illustration of a parking setback line Perimeter Frontage The measurement of the proportion of public street frontage of the total exterior perimeter of a park or open space area. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 25 Illustration showing how Perimeter Frontage is calculated for Open Space along a Public Street Primary Entrance The public entrance located along the front of a building facing a street or sidewalk that provides access from the public sidewalk to the building. It is different from a secondary entrance which may be located at the side or rear of a building providing private controlled access into the building from a sidewalk, parking or service area. R Residential Use Building Means a building that is built to accommodate only residential uses on all floors of the building such as a detached single-family home, attached single-family home (i.e., townhome), two family home (i.e. duplex), Manor Home (3 to 8 units), apartment building (under single ownership or under multiple owners within a condominium regime). S Secondary Apartment/Garage Apartment A Secondary/Garage Apartment building type is an accessory structure typically located at the rear of a lot. This structure typically provides either a small accessory residential unit or home office space that may be above a garage or at ground level. This Building Typ e is important for providing affordable housing opportunities within TCAAP. Service-Related Uses All uses that support the principal use on the lot including parking access, garbage/trash collection, utility meters and equipment, loading/unloading areas and similar uses. Small Retail or Office Building The Small Retail/Office Building is a commercial building that is generally located at street intersections or as transitions between higher intensity commercial uses and lower intensity residential uses. The ground floor space can be used for residential, office, personal service or retail uses. Residential uses may or may not be located within the building. It is especially appropriate for incubating neighborhood-serving retail and service uses and allowing some adjoining streets and multi-modal corridors to expand as the market demands. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 26 Stacked Flats Stacked flats building type is a medium-sized structure that consists of less than 12 side-by- side and/or stacked dwelling units, typically with one shared entry. This type of building can include a courtyard apartment. This type is appropriately-scaled to fit within medium-density neighborhoods or as transitions between neighborhoods and commercial corridors. This type enables appropriately-scaled, well-designed infill residential and is important for providing a broad choice of housing types and promoting walkability. Image of a Stacked Flat Street Frontage Designation As identified on the Regulating Plan, existing and recommended streets in the TRC area are designated as Pedestrian Priority, Pedestrian-Friendly or General Streets. Each frontage designation establishes a certain development context in order to improve walkability and pedestrian orientation within the TRC Plan Area. Street Screen A freestanding wall or living fence or combination fence built along the frontage line or in line with the building façade along the street. It may mask a parking lot or a loading/service area from view or provide privacy to a side yard and/or strengthen the spatial d efinition of the public realm. Image of a combination masonry and living street screen Street Wall Indicates the creation of a “wall” or a sense of enclosure along the street with buildings placed immediately adjacent to the street/sidewalk. A street wall has a “void” if there is a surface parking lot or service area adjacent to the sidewalk/street. DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 27 T U V W X Y Z TCAAP Redevelopment Regulating Plan (Regulating Plan) The official Zoning Map for the TRC Plan Area. The Regulating Plan graphically depicts development standards including Zoning Districts, Street Designations and Special Requirement(s) applicable to properties within the TRC Plan Area. Townhouse/Rowhouse The Townhouse or Rowhouse is a small- to medium-sized typically attached structure that consists of 2–8 houses attached horizontally, not stacked vertically. This type of residential building is typically located in a location that transitions from a single-family neighborhood into a commercial corridor. This type of building enables appropriately-scaled, well-designed residential infill and is important for providing a broad choice of housing types and promoting walkability. Triplex/Quadplex A Triplex/Quadplex building is a medium-sized attached structure that consists of 3–4 houses placed side-by-side and/or stacked dwelling units. This type of residential building is typically located in a location that transitions from a primarily single-family neighborhood into a commercial corridor. This building type enables appropriately-scaled, well-designed residential infill and is important for providing a broad choice of housing types and promoting walkability. Image of a Triplex/Quadplex Urban Home An Urban Home building type is typically a 2-story single-family dwelling unit on narrow lots. These homes are built close to the street and they may be sideyard/zero lot line homes. This type of building enables appropriate infill residential within existing neighborhoods and is important for providing a broad choice of housing types and promoting walkability. Image of an Urban Home DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 28 5.0 Schedule of Permitted Uses 5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1). Table 5-1: ABC Zoning District Land Use Table P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory Zoning District Uses Ca m p u s Co m m e r c i a l To w n C e n t e r Of f i c e Mi x e d -Us e Re t a i l Mi x e d -Us e Fl e x O f f i c e Ci v i c Ne i g h b o r h o o d Tr a n s i t i o n Ne i g h b o r h o o d Additional Requirements Residential Uses Bed & Breakfast -- P -- -- -- -- P -- Cottage -- -- -- -- -- -- P P Cottage Court -- -- -- -- -- -- P P Duplex Residential -- -- -- -- -- -- P P Group Home -- -- -- -- -- -- P -- Live/Work -- P -- -- -- -- P -- MF Residential (Greater than 8 units) -- P P/C P/C -- -- -- -- See Table 5-2 Manor Home -- P -- -- -- -- P/C P/C See Table 5-2 Senior Independent Living -- P/C P/C P/C -- -- P P/C See Table 5-2 Secondary/Garage Apartment -- -- -- -- -- -- P/C -- See Table 5-2 SF Residential (Detached) -- -- -- -- -- -- P P Small Lot SF Residential -- -- -- -- -- -- P P Stacked Flats -- P -- -- -- -- P -- Townhouse/Rowhouse Residential -- P -- -- P -- P P Triplex/Quadplex -- -- -- -- -- -- P -- Urban Home -- -- -- -- -- -- P P Home Occupation: Class I -- A A A A -- A A Nursing Home and assisted living -- P/C P/C P/C -- -- P/C P/C Commercial Uses Automotive Washing -- -- P/C P/C P/C -- -- -- See Table 5-2 Brewpub -- P P P P -- -- -- Business service P P P P P P* -- -- * Less than 5,000 sq. ft. in the Civic Zone Clinic, medical office P P P P P -- -- -- Club, sports & fitness -- P P P P -- -- -- Cocktail Lounge -- P -- P -- -- -- -- Commercial Off-Street Parking P P* P* P* P P* P* -- * Permitted as a temporary use or as an accessory use with a primary building Commercial recreation - indoor -- -- -- -- P -- -- -- Dog kennel -- -- -- -- P* -- -- -- * Completely enclosed; no outside runs Drive-Up Windows -- -- P/C P/C P/C -- -- -- See Table 5-2 DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 29 Table 5-1: ABC Zoning District Land Use Table P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory Zoning District Uses Ca m p u s Co m m e r c i a l To w n C e n t e r Of f i c e Mi x e d -Us e Re t a i l Mi x e d -Us e Fl e x O f f i c e Ci v i c Ne i g h b o r h o o d Tr a n s i t i o n Ne i g h b o r h o o d Additional Requirements Dry cleaning & laundry, pick- up station -- P -- P -- -- -- -- Dry cleaning & laundry, self- service laundry -- P -- P -- -- -- -- Financial Institution & service P P P P P -- P -- Food Preparation P P P P P -- P -- Hotel/ motel P P P P P -- -- -- Microbrewery -- P -- P P -- -- -- Microdistillery -- P -- P P -- -- -- Mortuary, funeral home -- -- -- -- P/C -- -- -- See Table 5-2 Office P P P P* P -- P** -- * As part of a mixed-use building that includes retail on the ground floor ** As part of a live/work building Pawn shop -- -- -- -- P* -- -- -- * May not be located within 5,280 feet of another pawn shop service use Personal services A P P P P -- -- -- Pet Services P -- P P P -- -- -- Research and development facility P -- P -- P -- -- -- Restaurant and restaurant fast-food A* P P P P -- P** -- *May be integrated within a buildings that has another permitted primary use in the Campus Commercial Zone ** Less than 5,000 sq. ft. in the Neighborhood Transition Zone Retail sales & service -- P P P P -- P -- Service station -- -- -- P/C P/C -- -- -- See Table 5-2 Storage, exterior -- -- -- -- -- -- -- -- Studio -- P -- P P -- P* -- * Less than 5,000 sq. ft. in the Neighborhood Transition Zone Theater, indoor -- -- P P P -- -- -- Vehicle – motorized, leasing and rentals -- -- P/C -- P/C -- -- -- See Table 5-2 Vehicle – motorized, service -- -- P/C P/C P/C -- -- -- See Table 5-2 Civic Uses Antenna, Dish or Tower P* P* P* P* P* P* P* -- * Located on top of a building or architectural component only Club or lodge (non‑profit) -- P P P P -- -- -- Daycare Facility A P P P P -- P -- Daycare, family - 10 or less P P P P -- P -- Hospital -- P -- -- P -- -- -- DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 30 Table 5-1: ABC Zoning District Land Use Table P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory Zoning District Uses Ca m p u s Co m m e r c i a l To w n C e n t e r Of f i c e Mi x e d -Us e Re t a i l Mi x e d -Us e Fl e x O f f i c e Ci v i c Ne i g h b o r h o o d Tr a n s i t i o n Ne i g h b o r h o o d Additional Requirements House of worship -- P P P P -- P* -- * Less than 5,000 sq. ft. in the Neighborhood Transition Zone Park Facilities (Public) P P P P P P P P Public use P P P P P P P -- School, general education -- P -- -- -- -- P P School, specialized education -- P P -- -- -- P* -- * Less than 5,000 sq. ft. in the Neighborhood Transition Zone Industrial Uses Garage, Truck -- -- -- -- -- -- -- -- Manufacturing & processing: Class I P -- -- -- P -- -- -- Manufacturing & processing: Class II -- -- -- -- -- -- -- -- Utility Substation P* -- -- -- P* -- -- -- *Equipment shall be screened to not be seen from any public right of way and shall not be placed in the front of any parcel Warehousing A* -- -- -- A** -- -- -- *Warehouse permitted to be no more than 25% of the building in the Campus Commercial Zone. ** Warehouse permitted to be no more than 75% of the building in the Flex Office Zone Other Uses Adult-Oriented Businesses -- -- -- -- -- -- -- -- DRAFT August 13, 2014 TCAAP Redevelopment Code Page | 31 5.2 Additional Use Criteria: All uses listed as P/C in Table 5-1 shall also meet the following standards in Table 5-2. Table 5-2 Additional Use Criteria Table Use Character Zone Location & Design Criteria Residential Uses MF Residential Office Mixed-Use Retail Mixed-Use i. For retail mixed-use and office mixed-use districts, no residential uses shall be permitted on the ground floors of building with direct ground floor frontage. ii. For retail mixed-use and office mixed-use districts, ground floors along all designated Pedestrian Priority frontages shall be built to Commercial Ready standards. Manor Home Neighborhood Transition Neighborhood Nursing Home and assisted living Senior Independent Living Town Center Office Mixed-Use Retail Mixed-Use i. Housing shall be a part of a mixed-use building within the zone, where the units are above or behind the alternative use on the block. Neighborhood Transition Neighborhood i. Homes shall be designed as either a collective of single-family or duplex homes to fit the scale of the surrounding development. ii. These homes may also be mixed with mixed-generational housing. Commercial Uses Automotive Washing Vehicle – motorized, leasing and rentals Vehicle- motorized, service Office Mixed-Use Flex Office Retail Mixed-Use i. Automotive drive through lanes, service bays, and/or gas station canopies shall meet the design standards in Section 7, Building Design Standards of this code. ii. Outdoor storage of vehicles or other products sold shall NOT have direct frontage along Pedestrian Priority Streets. Outdoor storage of vehicles and/or other products sold shall be screened with a required street screen along Pedestrian-Friendly Streets and General Streets (see Section 11 for standards). Service Station Campus Commercial Retail Mixed-Use Flex Office Commercial Off-Street Parking Campus Commercial Town Center Office Mixed-Use Retail Mixed-Use Flex Office i. New surface parking lots shall be permitted as an interim use of property if they are the primary use of property ii. Applications for new surface lots shall include in-fill building concepts on the lot with a site plan that meets the build-to-zone and building frontage standards of the specific character zone. iii. New surface parking shall be set back a minimum of 30’ from the edge of the right-of-way of Pedestrian Priority Streets. iv. New surface parking shall not be located at a street intersection (of any Pedestrian Priority and Pedestrian-Friendly Streets only) for minimum of 30’ from the intersection along each street. Storage, exterior Flex Office Shall be permitted with no more than 50% building frontage on a Pedestrian-Friendly Street or with no limitation on amount of building frontage along a General Street. Manufacturing & processing: Class II Flex Office Campus Commercial i. Outdoor storage of vehicles, equipment, service vehicles, or other products sold or fleet vehicles utilized shall NOT have direct frontage along Pedestrian Priority Streets. ii. Outdoor storage of vehicles, equipment, and/or other products sold shall be screened with a required street screen along Pedestrian- Friendly Streets and General Streets (see Section 11 for standards). Mortuary, funeral home Flex Office i. Pick-up and drop-off lanes, storage of vehicles, service areas, and drive through facilities shall NOT have direct frontage along Pedestrian Priority Streets. ii. All such areas along other streets shall be screened with a required street screen (see Section 11 for standards). Drive-Up Windows Retail Mixed-Use Flex Office Office Mixed-Use Drive through or drive-up facilities shall meet the design standards in Section 7, Building Design Standards of this code. Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 8.21.14 Pa g e C o m m e n t o r C o m m e n t Change - NO Change - YES Ex p l a n a t i o n / A c t i o n 1.  In t r o d u c t i o n 4M a y o r Ad d  re f e r e n c e  to  jo b s  an d  ec o n o m i c  de v e l o p m e n t  to   se c t i o n  1. 1 . 4C M  Ho l d e n In  se c t i o n  1. 1  (a ) ,  de l e t e  th e  wo r d s ,  "i n c l u d i n g  th e   in v e s t m e n t s  al r e a d y  un d e r w a y  on  si t e . " 2.  Co m p o n e n t s Re g  Pl a n C M  Ho l d e n Ch a n g e  th e  co l o r  of  th e  wa t e r  in f r a s t r u c t u r e  di s t r i c t  to   gr a y . X Up d a t e d  Co l o r 6C M  Ho l m e s Re v i s e  te x t  re g a r d i n g  si n g l e ‐fa m i l y  an d  "r e t i r e m e n t   ho u s i n g "  in  se c t i o n  2. 1  (a )  (7 ) . 3.  Ad m i n i s t r a t i o n n/ a C M  Ho l m e s Ho w  ca n  th e  TC A A P  an d  Ar d e n  Hi l l s  zo n i n g  co d e s  be   di f f e r e n t ?    Ho w  ca n  th e  Ci t y  al l o w  di f f e r e n t  re q u i r e m e n t s   in  TC A A P  th a n  in  th e  re s t  of  Ar d e n  Hi l l s ?    Wh a t  ar e  th e   de f a u l t s  th a t  re v e r t  ba c k  to  th e  AH  co d e ? n/ a C M  Mc C l u n g Wh a t  le g a l  fo o t i n g  wi l l  th e  Ci t y  ha v e  to  su s t a i n  ch a l l e n g e s   to  th e  Co d e  an d  JD A  de c i s i o n s ? n/ a C M  Ho l d e n Wi l l  th e  Ci t y  ha v e  th e  bu r d e n  of  li t i g a t i o n ? 13 ‐16 C M  Ho l m e s Do  fu t u r e  re m o d e l i n g ,  ex p a n s i o n ,  or  re d e v e l o p m e n t   pr o j e c t s  go  th r o u g h  th e  JD A ?  Ho w  wi l l  th e  re v i e w  of  th e s e   pr o j e c t s  be  di f f e r e n t  fr o m  th e  re s t  of  Ar d e n  Hi l l s ?   12 ‐Se p C M  Ho l m e s Ta b l e  3‐1:  Ap p l i c a b i l i t y  Ma t r i x  is  di f f i c u l t  to  un d e r s t a n d .   n/ a C M  Mc C l u n g Do e s  no t  wa n t  th e  JD A  to  pr o c e s s  su b s e q u e n t  la n d  us e   ap p r o v a l s  su c h  as  re m o d e l i n g ,  ex p a n s i o n ,  or   re d e v e l o p m e n t .   Pa g e  1 of  4 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 8.21.14 Pa g e C o m m e n t o r C o m m e n t Change - NO Change - YES Ex p l a n a t i o n / A c t i o n n/ a C M  Mc C l u n g Ho w  wi l l  th e  de v e l o p m e n t  re v i e w  pr o c e s s  ch a n g e  on c e   th e  JD A  is  di s s o l v e d ? n/ a C M  Mc C l u n g In  wh a t  in s t a n c e s  wi l l  a ma j o r  mo d i f i c a t i o n  re q u e s t  al s o   re q u i r e  a Co m p r e h e n s i v e  Pl a n  am e n d m e n t ?   13 M a y o r Pl e a s e  re d r a w  th e  pr o c e s s  fl o w  ch a r t . 14 ‐15 C M  Ho l d e n Pl e a s e  cl a r i f y  la n g u a g e  in  ta b l e  3. 3  so  th a t  it  is  le s s   te c h n i c a l . 13 C M  Ho l m e s Ch a n g e  "A d m i n i s t r a t i v e  Mo d i f i c a t i o n s "  to  "M i n o r   Mo d i f i c a t i o n s " 15 M a y o r Mo r e  de t a i l s  ar e  ne e d e d  on  wh e t h e r  ce r t a i n  ma j o r   mo d i f i c a t i o n  re q u e s t s  sh o u l d  be  re v i e w e d  by  th e  Pl a n n i n g   Co m m i s s i o n  be f o r e  go i n g  to  th e  Ci t y  Co u n c i l .   n/ a C i t y  Co u n c i l Ad d r e s s  mo d i f i c a t i o n s  re g a r d i n g  th e  la n d s c a p e  or d i n a n c e   in  th e  Ar d e n  Hi l l s  Zo n i n g  Co d e .   14 ‐15 C M  Ho l d e n On  ta b l e  3. 3 ,  ch a n g e  to  "p h y s i c a l  ac c e s s  an d  vi e w  ac c e s s " . 4.  De f i n i t i o n s n/ a C M  Ho l d e n De f i n e  "f u l l  su b m i t t a l " . n/ a C M  Ho l d e n De f i n e  "s m a l l  lo t  si n g l e ‐fa m i l y " . n/ a C M  Ho l d e n De f i n e  "g r o u p  ho m e " . n/ a C M  Ho l m e s De f i n e  "s e c o n d  ha n d  re t a i l "  se p a r a t e l y  fr o m  ge n e r a l  re t a i l . n/ a C M  Ho l d e n De f i n e  "n e i g h b o r h o o d  tr a n s i t i o n "  di s t r i c t . Re g  Pl a n C M  Ho l d e n De f i n e  "w a t e r  in f r a s t r u c t u r e "  di s t r i c t .    El i m i n a t e  "o p e n   sp a c e "  fr o m  th e  na m e  of  th e  di s t r i c t . X Na m e  Up d a t e d n/ a C i t y  Co u n c i l De f i n i t i o n  fo r  "m a n u f a c t u r i n g "  sh o u l d  be  re v i s e d  to  st a t e   th a t  "w a r e h o u s i n g "  is  on l y  pe r m i t t e d  as  an  ac c e s s o r y  us e .   Pa g e  2 of  4 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 8.21.14 Pa g e C o m m e n t o r C o m m e n t Change - NO Change - YES Ex p l a n a t i o n / A c t i o n 5.  Sc h e d u l e  of  Us e s 28 ‐30 C M  Ho l m e s Qu e s t i o n e d  wh e t h e r  ve r t i c a l  mi x e d  us e  sh o u l d  ev e r  be   al l o w e d .  Qu e s t i o n e d  th e  re q u i r e m e n t  th a t  co m m e r c i a l ‐ re a d y  sp a c e  be  re q u i r e d  in  ve r t i c a l  mi x e d  us e  bu i l d i n g s .   28 ‐30 C M  Ho l m e s Co n c e r n e d  th a t  if  Se c o n d a r y / G a r a g e  Ap a r t m e n t s   pe r m i t t e d  on  TC A A P ,  re s i d e n t s  in  ot h e r  pa r t s  of  Ar d e n   Hi l l s  wi l l  re q u e s t  th a t  th i s  us e  be  al l o w e d  ou t s i d e  of   TC A A P .   28 ‐30 C M  Ho l d e n Co n c e r n e d  ab o u t  Se c o n d a r y / G a r a g e  Ap a r t m e n t s  be i n g   re n t e d  ou t  to  a la r g e  nu m b e r  of  co l l e g e  st u d e n t s  an d  th e   po t e n t i a l  im p a c t s  on  ne i g h b o r i n g  re s i d e n t s . 28 ‐30 C M  Ho l m e s Li m i t  th e  si z e  of  a ho s p i t a l  us e . 28 ‐30 M a y o r Wo u l d  li k e  a li m i t  on  no n ‐ow n e r ‐oc c u p i e d  ho u s i n g .   28 ‐30 M a y o r Mu l t i ‐fa m i l y  de v e l o p m e n t s  sh o u l d  be  re q u i r e d  to  me e t   hi g h e r  de s i g n  st a n d a r d s  to  en s u r e  qu a l i t y  of  bu i l d i n g  an d   un i t s .   28 ‐30 C M  Ho l d e n Al l o w  be d  & br e a k f a s t  on  a li m i t e d  sc a l e  in  th e   ne i g h b o r h o o d  di s t r i c t .  De v e l o p  cr i t e r i a  to  ad d r e s s  pa r k i n g   an d  nu m b e r  of  un i t s .   28 ‐30 C M  Ho l m e s Co m m e r c i a l  of f ‐st r e e t  pa r k i n g  sh o u l d  be  an  ac c e s s o r y  us e   on l y  in  al l  di s t r i c t s .   28 ‐30 C M  Ho l d e n Da y c a r e  Fa c i l i t y  us e  sh o u l d  be  mo v e d  to  "C o m m e r c i a l   Us e s " 28 ‐30 C i t y  Co u n c i l Ma x i m u m  50 %  sq u a r e  fo o t a g e  of  st o r a g e / w a r e h o u s i n g  in   th e  Fl e x  Of f i c e  di s t r i c t .   Pa g e  3 of  4 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 8.21.14 Pa g e C o m m e n t o r C o m m e n t Change - NO Change - YES Ex p l a n a t i o n / A c t i o n 28 ‐30 M a y o r Fl e x  Di s t r i c t  sh o u l d  ha v e  bu i l d i n g  de s i g n  st a n d a r d s  th a t   re s t r i c t  th e  us e  of  ti l t ‐up  wa l l s .   28 ‐30 C M  Mc C l u n g De s i g n  st a n d a r d s  in  Fl e x  Di s t r i c t  ne e d  to  ap p l y  to  Sp i n e   Ro a d  an d  Hi g h w a y  10  fr o n t a g e s .   28 ‐30 C i t y  Co u n c i l Sp e c i a l i z e d  ed u c a t i o n  ca n  be  al l o w e d  in  re t a i l  di s t r i c t . 28 ‐30 C i t y  Co u n c i l Wa r e h o u s i n g  la n d  us e  sh o u l d  be  re m o v e d  fr o m  th e   sc h e d u l e  of  us e s .   Pa g e  4 of  4