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HomeMy WebLinkAbout10-08-14-WSAPPROVAL OF THE AGENDA UNFINISHED AND NEW BUSINESS TCAAP Redevelopment Code (TRC) - Chapters 6 -7 PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.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 Steven Jones Roberta Thompson Clayton Zimmerman Brent Bartel Council Liaison: Fran Holmes             Planning Commission Work Session October 8, 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 2 DATE: October 8, 2014 TO: Planning Commission Chair Larson and Commissioners FROM: Jill Hutmacher, Community Development Director SUBJECT: TCAAP Zoning Chapters 6-7 Requested Action Provide Planning Commission comments on Chapters 6-7 of the draft TCAAP zoning. Discussion Chapters 6 and 7 of the draft TCAAP zoning code are two of the longest and most detail-oriented chapters of the draft code. These chapters primarily address the placement and design of buildings to create an appealing pedestrian-friendly environment. Chapter 6 (Building Site Development Standards) sets setbacks, building frontage, height, and other design requirements for each district. Higher standards are often placed on properties adjacent to Pedestrian Priority or Pedestrian Friendly frontages. These are located in the Office Mixed Use, Retail Mixed Use, Town Center, and Neighborhood Transition Districts as depicted in the attached draft Regulating Plan. Chapter 7 (Building Design Standards) addresses façade composition, building materials, and the design of drive-throughs and parking structures. Commercial readiness standards are placed on the ground floors of buildings adjacent to Pedestrian Priority frontages. While this does not require first floor retail or office uses, it allows buildings to be easily converted over time should those uses become desirable. Pedestrian Priority frontages are currently depicted only in the center of the Office Mixed Use, Retail Mixed Use, and Town Center Districts around the planned open space/plaza areas. A spreadsheet comparing setbacks, building frontage, and building height requirements across the districts is attached. Attachments A) Chapters 6-7, Draft TCAAP Redevelopment Code MEMORANDUM Page 2 of 2 B) Draft Regulating Plan C) TRC Regulations Chart DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 32 6.0 Building and Site Development Standards All parcels within the TRC are assigned to one of seven (7) Zoning Districts: 1. Campus Commercial 2. Town Center 3. Office Mixed-Use 4. Retail Mixed-Use 5. Flex Office 6. Neighborhood Transition 7. Neighborhood In addition to standards that apply to all Zoning Districts, Building and Site Development standards applicable to each Zoning District are described in Sections 6.2 – 6.8. The images and graphics in the first subsection of each zoning district standards are provided as illustrative of intent and are advisory only without the power of law. Refer to the standards on the following pages for the specific Building and Site Development Standards. In addition, the graphics used to illustrate the building and development standards in each Zoning District are NOT intended to indicate exact conditions within each Zoning District. Rather illustrations are conceptual and standards are to be applied based on the specific frontage types designated along the subject property or site. For example, a specific site may not have frontages along all streets as indicated in the illustrations and only the standards applicable to designated building frontages on the property should be used. In addition, the illustrations may depict other site elements to establish context and only the standards regulated by the specific subsection shall apply. For example, the Building Placement graphics may depict sidewalks for context purposes only and the graphic should only be used to establish standards for building placement on the site. Building form graphics in these sections are NOT TO SCALE. 6.1 General to All Character Zones (a) Building Frontage Designations: The Building Frontage designations are established on the Regulating Plan (Attachment 1) to specify certain building and site development standards along each street based on the priority placed on pedestrian-orientation. The Regulating Plan illustrates the Building Frontage designations within the TRC. For the purposes of this code, all Building Frontages are classified into one of the following three categories: i. Pedestrian Priority Frontages – Pedestrian Priority Frontages are intended to provide the most pedestrian-friendly and contiguous development context. Buildings and sites along Pedestrian Priority Frontages shall be held to the highest standard of pedestrian-oriented design and few, if any, gaps shall be permitted in the ‘Street Wall’. Breaks in the street wall may be permitted for courtyards, forecourts, sidewalk cafes and pedestrian connections between the individual sites and the public sidewalk. These street frontages are the main retail, restaurant, entertainment streets, or are important neighborhood connectors, as identified in the Regulating Plan. 1. Specific to Pedestrian Priority Frontages: The area between the building facade and property line or edge of any existing sidewalk along any street with Pedestrian Priority Frontage shall be designed such that the sidewalk width shall be a minimum as determined by the street type (see Attachment 5) and the remainder of any setback area shall be paved flush with the public sidewalk. Sidewalk cafes, public art, landscaping within tree-wells or planters may be incorporated within this area. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 33 Illustration showing requirements along Pedestrian Priority Frontages only ii. Pedestrian-Friendly Frontages – Pedestrian-Friendly Frontages are also intended to be pedestrian-oriented with a mostly contiguous development context. However, in some locations, where access to a General Frontage street or Alley is not available, Pedestrian-Friendly Frontages may need to accommodate driveways, parking, service/utility functions, and loading and unloading. In such cases, Pedestrian-Friendly Frontages may balance pedestrian orientation with automobile accommodation. Typically, they shall establish a hybrid development context that has a more pedestrian-supportive development context at street intersections and accommodates auto-related functions and surface parking in the middle of the block. Surface parking shall be screened from the roadway with a street wall or evergreen living fence. Pedestrian-Friendly Frontages are designated on the Regulating Plan. iii. General Frontages – General Frontages are intended to accommodate more auto- oriented uses, surface parking and service functions on a site with a more suburban/automobile orientation. The General Frontages shall be building frontages not designated as either a Pedestrian Priority or Pedestrian-Friendly Frontage on the Regulating Plan. Graphic Illustrating the Application of Street Type Designation Based on the Development Context DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 34 (b) Treatment of Street Intersections: i. Corner building street facades along intersections of Pedestrian Priority Frontages and Pedestrian-Friendly Frontages shall be built to the BTZ for a minimum of 20’ from the intersection along each street or the width of the corner lot, whichever is less regardless of the building frontage percentage required along that street. This requirement shall not prohibit incorporation of curved, chamfered building corners or recessed entries or civic/open spaces at such intersections. In addition, this standard shall apply regardless of the frontage requirement along the intersecting street even if it is a General Street. Illustration showing minimum frontage requirements at street intersections ii. Corner Building Height Allowance: Corner buildings may exceed the maximum building height by 25% along no more than 20% of the building’s frontage along each corresponding street façade. Illustration showing Corner Building Height Allowance DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 35 (c) Parking and Service Access: i. Location of parking (both structured and surface) shall be per the Zoning District specific building standards (Section 6.2 – 6.8). ii. Required off-street parking spaces shall be provided per Table 6-1 below. Table 6-1 Parking Ratios Character Zone TC/OMU/RMU CC/FO NT/NB Additional Criteria Min. Off-Street Vehicular Parking Requirement All Non- Residential uses and ground floor Commercial Ready spaces 1 space per 400 sq. ft. of building area 1 space per 300 sq. ft. of building area 1 space per 400 sq. ft. of building area 1. Landscaping within surface parking lots shall meet standards in Section 10.0 of this Code. 2. A shared parking plan or alternative parking plan may be approved by the JDA as a Minor Modification (See Section 3) 3. On-street parking located along any public street shall count towards the required off street parking Residential uses 1.5 space per each dwelling unit 2.0 spaces per each dwelling unit 2.0 spaces per each dwelling unit Lodging uses (hotels and motels) 0.5 spaces per guest room; all other areas shall be parked at the non-residential rate above 0.75 spaces per guest room; all other areas shall be parked at the non-residential rate above N/A Min. Bicycle Parking Requirement All uses 10% of all provided automobile spaces 5% of all provided automobile spaces N/A Location of Bicycle Parking: For retail and commercial ready buildings, 25% of all provided bicycle parking shall be located within 50 feet of a primary building entrance. iii. Driveways and Service Access: 1. Unless otherwise specified in the specific Zoning District standards in Sections 6.2 through 6.8, driveway access and off-street loading and unloading may be along General Frontages only. 2. Unless otherwise specified in the specific Zoning District standards in Sections 6.2 through 6.8 or through minor modifications, driveway and off-street loading and unloading may be located with access along a Pedestrian-Friendly Frontage street only if the property has no access to either a General Frontage street or joint use easement to an adjoining property with direct driveway access to any other street. 3. Unless otherwise specified in the specific Zoning District standards in Sections 6.2 through 6.8 or through minor modifications, driveways and off-street loading and unloading may be located with access along a Pedestrian Priority Frontage street only if the property has no access to either a Pedestrian-Friendly or General Frontage Street or joint use easement to an adjoining property with direct access to any other street. 4. Along Pedestrian Priority and Pedestrian-Friendly Frontages, driveway spacing shall be limited to one driveway per each block face or per 200 feet of block face for blocks greater than 400 feet in length. 5. Shared driveways, joint use easements or joint access easements shall be required to adjoining properties when driveway and service access is off a Pedestrian Priority Frontage or Pedestrian-Friendly Frontage. 6. Service and loading/unloading areas shall be screened per standards in Section 10.0. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 36 7. Unless required to meet minimum fire access or service access standards all commercial and mixed-use driveways shall be a maximum of 20’ in width. Service driveways shall be a maximum of 30’ in width. Driveways wider than 24’ in width shall only be located off of General Frontage Streets. Driveways along State controlled roadways shall meet MNDOT Standards or the City’s adopted standard. 8. Residential Driveways: a. Unless required to meet minimum fire access or service access standards, driveways for Residential Use Buildings shall be a maximum of 12’ in width. b. Garages for Residential Buildings shall be located on streets with General Frontage or at the rear of residential buildings with pull-through garages where the garage door is set back behind the rear façade of the main structure. If front-loaded garages or carports are utilized on residential uses, the garages and carports shall be no greater than 24 feet wide. and set back at least 3 feet behind the front façade line. c. Front driveways shall be a minimum of 20 feet long and designed to fit at least 2 parked vehicles and ensure vehicles are parked outside of the public ROW. d. Front-loaded garages on residential lots less than 50 feet wide shall not be allowed. Townhomes and courtyard apartments shall utilize garages with access from streets with General Frontage or from Alleys. (d) Street Screen Required: i. Any non-residential parking lot frontage along Pedestrian Priority frontages and Pedestrian-Friendly frontages with surface parking shall be defined by a Street Screen. This required Street Screen shall be located at the street edge of the BTZ. Refer to the Section 10.0: Streetscape and Landscape Standards of this Code for more specifications. (e) Commercial Ready Standards: Shall meet the standards in Section 7.0. (f) Fire Separation Requirement: Side and rear setbacks shall be based on minimum fire separation required between buildings, if applicable. (g) Recessed Entry Setbacks: Building façade lines on recessed entries and arcade buildings shall be measured from the front of façade with the recessed entry or arcade (see Section 4.0 Definitions for illustration). (h) Measuring Heights: i. Chimneys, vents, elevator and stair enclosures, screened HVAC equipment, other mechanical enclosures, tanks, solar energy systems and similar elements are exempt from the height limit. ii. Internal building height shall be measured from finished floor to the bottom of the structural members of the ceiling. iii. Floor to ceiling heights shall not apply to parking structures or civic buildings. (i) Encroachments: i. Encroachments into R-O-W: 1. Maximum of 50% of the depth of the sidewalk or 10’ (whichever is less) (except blade signs which shall encroach no more than 6’ from the building façade line). 2. Minimum vertical clearance from the finished sidewalk shall be 10’ DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 37 3. In no case shall an encroachment be located over an on-street parking or travel lane. 4. Additional license agreements are required for all encroachments over public R-O- W. ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies may encroach over any required setback areas per standards established in each zoning district as long as the vertical clearance is a minimum of 10’ from the finished sidewalk elevation. (j) Phased Developments: Due to the long-term development vision within the TRC, certain building form and site development standards may be deferred for phased development projects meeting the following criteria: i. Submission of a site plan that illustrates how development and any related private improvements will be phased over time. Each phase of the site plan shall independently comply with all applicable standards of the TRC unless an Administrative Modification is granted. ii. Required private landscaping and open space amenities may also be phased with the building. (k) Required Public Improvements: All site plans that require public improvements such as sidewalk and streetscape improvements may be deferred through the payment of a proportional fee-in-lieu when the entire length of that block is not within the site plan. Campus Commercial Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 38 6.2 Campus Commercial (CC) (a) Illustrations and Intent 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. TCAAP Master Plan Vision for Campus Commercial Zone Campus Commercial Zoning District DRAFT September 11, 2014  TCAAP Redevelopment Code Page | 41    (c) Building Placement (i) Build-to Zones (BTZ) and Setbacks (Distance from property line to edge of the zone) General Frontage 5’ min. setback; no max. setback Side No min.; no max. Rear  20’ min. setback from Rice Creek Regional Park; no max.  Setback must be screened with vegetation and landscape  If loading or service is oriented towards Rice Creek Regional Park or public trails, appropriate screening shall be required    C D E Campus Commercial Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 42 (d) Building Height (i) Principal Building Standards Building maximum  45’ max. First floor to ceiling height (fin. floor to ceiling structure)  12’ min. for all buildings with Pedestrian Priority designation  10’ min. for all other frontages Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority designation  ADA Code applies Upper floor(s) height (fin. floor to ceiling structure)  10’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the CC Zone.      K M N L Campus Commercial Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 43 (g) Parking & Service Access (i) Surface Parking Setbacks (with new building) Pedestrian Priority Frontage Pe d e s t r i a n - F r i e n d l y F r o n t a g e  General Frontages  10’ Side  0’  Additional easements may be required if shared driveways or access agreements are established Rear  20’ min. setback from Rice Creek Regional Park; no max.  Setback must be screened with vegetation and landscape  If loading or service is oriented towards Rice Creek Regional Park or public trails, appropriate screening shall be required (ii) Structured Parking or Below Grade Parking Setbacks Pedestrian Priority Frontage Pe d e s t r i a n - F r i e n d l y F r o n t a g e  General Frontages  5’ min. Side  0’ Rear  0’ (iii) Below Grade Parking May be built up to the property line. Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii.   P O R Q O’ Q’ P R C Ge n e r a l  Fr o n t a ge  Ge n e r a l F r o n t a g e Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 44 6.3 Town Center (TC) Zone (a) Illustrations and Intent 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. TCAAP Master Plan Vision for Town Center Zone Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 45 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks (Distance from property line to edge of the zone) Pedestrian Priority Frontage BTZ 5’ min. setback – 15’ max. setback Pedestrian-Friendly Frontage BTZ 5’ min. setback – 25’ max. setback General Street BTZ 5’ min. setback; no max. setback Side 0’ min.; no max. setback Rear 0’ min.; no max. setback (ii) Building Frontage Pedestrian Priority Frontage 60% min. Pedestrian-Friendly Frontage 50% min. General Frontage None Required    A B C D D* E F Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 46 (c) Building Height (i) Principal Building Standards Building maximum  55’ max. First floor to ceiling height (fin. floor to ceiling structure) 12’ min. for all buildings with Pedestrian Priority Frontage designation  10’ min. for all other frontages  ADA Code applies Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority Frontage Upper floor(s) height (fin. floor to ceiling structure)  9’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the TC Zone.    K M N L Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 47 (d) Parking & Service Access (i) Surface Parking Setbacks Pedestrian Priority or Civic/Open Space Frontage Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that street Pedestrian- Friendly Frontage  Min. 3’ behind the building façade line along that street General Frontage  Min. 3’ behind the property line along that street Side  6’ (min) only if adjacent to Neighborhood Transition or Neighborhood district;  0’ for all other adjacencies Rear  6’ (min) only if adjacent to Neighborhood Transition or Neighborhood district;  0’ for all other adjacencies (ii) Structured Parking Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian Priority / Civic/Open Space Frontage Ground floor - Shall be min. of 30’ from the property line  Upper Floors – may be built to the façade line along that street Pedestrian- Friendly Frontage or General Frontage May be built up to the building façade line along a that street; or  If no building is located along the street frontage; then the structured parking shall meet the setback standards along that specific frontage. Side  0’ Rear  0’ (iii) Below Grade Parking May be built up to the property lines along all streets O P R O Q* O* Q R P Q* NT or NB Zoning District  Town Center Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 48 (e) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to Neighborhood Transition or Neighborhood district. This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the Neighborhood Transition or Neighborhood district. i. Transition Area 25’ min. ii. Max. Building Height at within Transition Area 2 stories or 30’ iii. Required setback Min. 10’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to Neighborhood Transition or Neighborhood district and shall be optional for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the Neighborhood Transition or Neighborhood district border. (see surface parking setbacks illustration). U V W Office Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 49 6.4 Office Mixed-Use (OMU) (a) Illustrations and Intent 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 compatible uses. This district promotes employment as a primary use, but allows for other uses to be incorporated as vertical mixed-use buildings. TCAAP Master Plan Vision for Office Mixed-Use Zone Office Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 50 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks (Distance from property line to edge of the zone) Pedestrian-Priority/Open Space Frontage (BTZ) 5’ min. setback – 25’ max. setback Pedestrian-Friendly 5’ min. setback – 75’ max. setback General or Highway Frontage 5’ min. setback; no max. setback Side No min. setback; no max. setback Rear No min. setback; no max. setback (ii) Building Frontage Pedestrian-Priority/Open Space Frontage 50% min. Pedestrian-Friendly 40% min. General Frontage None Required    B C A D E D* F Office Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 51 (c) Building Height (i) Principal Building Standards Building maximum  65’ max. First floor to ceiling height (fin. floor to ceiling structure) 12’ min. for all buildings with Pedestrian Priority Frontage designation  10’ min. for all other frontages Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority Frontage Upper floor(s) height (fin. floor to ceiling structure)  9’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the OMU Zone.    K M N L Office Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 52 (d) Parking & Service Access (i) Surface Parking Setbacks Pedestrian- Priority, Pedestrian- Friendly or Required Open Space Frontage  Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that street;  If no building is located along the street frontage; then surface parking shall be setback a minimum of 6’ from the property line. Highway Frontage  Min. 15’ from the property line  Street screen and landscape buffer of 15’ required  Direct access to highway shall not be permitted. General Frontage  Min. 3’ behind the property line Side  0’ Rear  0’ (ii) Structured Parking or Below Grade Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian- Friendly Frontage /Civic Space Ground floor - Shall be min. of 30’ from the property line  Upper Floors – may be built to the façade line along that street General or Highway Frontage  May be built up to the building façade line along that street frontage; or  If no building is located along the street frontage; then the structured parking shall meet the setback standards along that street. Side  0’ Rear  0’ (iii) Below Grade Parking May be built up to the property line along all streets. O P R O Q Q* Q’ P R Pedestrian Priority/Pedestrian-Friendly or Civic/Open Space Frontage Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 53 6.5 Retail Mixed Use (RMU) (a) Illustrations and Intent TCAAP Master Plan Vision for Retail Mixed Use Zone 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, but allows for other uses to be incorporated as vertical mixed-use buildings. Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 54 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks (Distance from property line to edge of the zone) Pedestrian Priority Frontage/Open Space (BTZ) 5’ min. setback – 25’ max. setback Pedestrian-Friendly Frontage (BTZ) 5’ min. setback – 75’ max. setback General or Highway Frontage 5’ min. setback; no max. setback Side 0’ min. setback; no max. setback Rear 0’ min. setback; no max. setback (ii) Building Frontage Pedestrian Priority /Open Space Frontage 60% min. Pedestrian-Friendly Frontage 50% min. General Frontage None Required    C A B E F D D* Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 55 (c) Building Height (i) Principal Building Standards Building maximum  65’ max. First floor to floor height (fin. floor to ceiling structure)  10’ min. for all frontages Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority Frontage  ADA Code Applies Upper floor(s) height (fin. floor to ceiling structure)  9’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the Retail Mixed-Use Zone.    K N M L Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 56 (d) Parking & Service Access (i) Surface Parking Setbacks Pedestrian Priority or Civic/Open Space Frontage  Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that street Pedestrian- Friendly Frontage  Min. 3’ behind the building façade line along that street or  Min. 6’ behind the property line along that street (if not buildings along the street frontage) General Frontage  Min. 3’ behind the property line along that street Side 6’ (min) only if adjacent to Neighborhood Transition or Neighborhood district;  0’ for all other adjacencies Rear  6’ (min) only if adjacent to Neighborhood Transition or Neighborhood district 0’ for all other adjacencies (ii) Structured Parking or Below Grade Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian Priority / Civic/Open Space Frontage Ground floor - Shall be min. of 30’ from the property line  Upper Floors – may be built to the façade line along that street Pedestrian- Friendly Frontage or General Frontage May be built up to the building façade line along a that street; or  If no building is located along the street frontage; then the structured parking shall meet the setback standards along that specific frontage. Side  10’ (adjacent to Neighborhood Transition or Neighborhood district )  0’ (all other adjacencies) Rear  10’ (adjacent to Neighborhood Transition or Neighborhood district )  0’ (all other adjacencies) (iii) Partially Below Grade Parking May be built up to the building façade line along all Pedestrian-Friendly Frontages and General Frontages.    O P R O* Q Q* Q’ O P R NT or NB Zoning District  Retail Mixed-Use Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 57 (f) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to Neighborhood Transition or Neighborhood district . This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the Neighborhood Transition or Neighborhood district. iv. Transition Area 25’ min. v. Max. Building Height within Transition Area 2 stories or 30’ vi. Required setback Min. 10’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to Neighborhood Transition or Neighborhood district and shall be optional for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the Neighborhood Transition or Neighborhood district border. (see surface parking setbacks illustration). U V W Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 58 6.6   Flex Office (FO) Zone (a) Illustrations and Intent TCAAP Master Plan Vision for Flex Office Zone 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.   Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 59 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks (Distance from property line to edge of the zone) Pedestrian Priority or Open Space Frontage (BTZ) 5’ min. setback – 25’ max. setback Pedestrian-Friendly Frontage (BTZ)/Spine Road 5’ min. setback – 75’ max. setback General Frontage 5’ min. setback; no max. setback Side  0’ min. setback; no max. setback  For residential adjacency, 30’ min. setback Rear  15’ min. setback; no max. setback  Loading or service activity shall be screened from public view  For residential adjacency, 30’ min. setback (ii) Building Frontage Pedestrian Priority or Open Space Frontage 60% min. Pedestrian-Friendly Frontage 50% min. General Frontage None Required      C A B E F D D* Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 60 (c) Building Height (i) Principal Building Standards Building maximum  45’ max. First floor to floor height (fin. floor to ceiling structure) 12’ min. for all buildings with Pedestrian Priority Frontage designation  10’ min. for all other frontages Ground floor finish level  12” max. above sidewalk for all buildings with Pedestrian Priority Frontage designation  ADA Code Applies Upper floor(s) height (fin. floor to ceiling structure)  9’ min. (ii) Accessory Building Standards Accessory buildings shall meet the standards for Principal Building standards in the Flex Office Zone. (iii) Gateway Overlay Designation For the area marked as a Gateway Overlay Designation on the Regulating Plan (Attachment 1), uses are permitted per the base zoning district in Section 5.0 of TRC. Design rules for retail access, auto-oriented design features and landscaping shall use Sections 7.0 and 10.0 for design criteria.    K N M L Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 61 (d) Parking & Service Access (i) Surface Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section below. Highway Frontage  Min. 15’ from the property line  Street screen and landscape buffer of 15’ required Pedestrian- Friendly Frontage  Min. 3’ behind the building façade line along that street General Frontage  Min. 3’ behind the property line along that street Side 6’ (min) only if adjacent to any single-family detached residentially zoned lot;  0’ for all other adjacencies Rear  30’ (min) only if adjacent to any residential use or zone;  15’ for all other adjacencies (ii) Structured Parking or Below Grade Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian Priority / Open Space Frontage Ground floor - Shall be min. of 30’ from the property line  Upper Floors – may be built to the façade line along that street Pedestrian- Friendly Frontage or General Frontage May be built up to the building façade line along a that street; or  If no building is located along the street frontage; then the structured parking shall meet the setback standards along that specific frontage. Side  10’ (adjacent to residential uses or Neighborhood Transition or Neighborhood districts)  0’ (all other adjacencies) Rear  10’ (adjacent to residential uses or Neighborhood Transition or Neighborhood districts)  0’ (all other adjacencies) (iii) Below Grade Parking May be built up to the property line along all Pedestrian-Friendly and General Frontages.    O Q* P R O P R Pedestrian Priority/Pedestrian-Friendly or Civic/Open Space Frontage Q’ Flex Office Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 62 (e) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to existing single-family detached residentially zoned lot(s). This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the existing single-family detached residential lot(s). i. Transition Area 40’ min. ii. Max. Building Height at within Transition Area 2 stories or 25’ iii. Required setback Min. 30’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to a residential use or district and shall be recommended for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the SF-residential lot line. (see surface parking setbacks illustration) U V W Neighborhood Transition Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 63 6.7 Neighborhood Transition (NT) Zone (a) Illustrations and Intent TCAAP Master Plan Vision of the Neighborhood Transition Zone IMAGE TO BE UPDATED 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. Neighborhood Transition Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 64 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks Pedestrian-Friendly or Civic/Open Space Frontage (BTZ) 5’ min. setback – 20’ max. setback General Frontage 5’ min. setback; no max. setback Side Adjacent to SF-detached Residential lot 5’ min. setback; no max. setback All other adjacencies 0’ min. setback; no max. setback Rear Adjacent to SF-detached Residential lot 5’ min. setback; no max. setback All other adjacencies 0’ min. setback; no max. setback (ii) Building Frontage Pedestrian-Friendly Frontage 50% min. General Frontage None Required (c) Lot Standards Lot Width Min. 20’ for single-family attached/duplex/townhome buildings  Min. 40’ for single-family detached buildings  Min. 50’ for front-loaded or J-swing units. See Section 6.1 (c) iii 8. For driveway size requirements  Less than 50’ wide lots shall be alley-loaded lots.  No lot size requirement for multi-family    C A D* E B Neighborhood Transition Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 65 (d) Building Height (i) Principal Building Standards Building maximum  40’ max. First floor to floor height (fin. floor to fin. floor)  10’ min. for all frontages Ground floor finish level 18” min. above sidewalk for ground floor residential uses along Pedestrian-Friendly Frontages that are also setback less than 10’ from the front property line  ADA Code applies on buildings with public access Upper floor(s) height (fin. floor to fin. floor)  9’ min. (ii) Accessory Building Standards Building Height 1 story max. BTZ/Setbacks Shall be placed behind the front façade of the principal building along Pedestrian-Friendly Frontages. If the principal building has no Pedestrian- Friendly Frontage, then the accessory building shall be placed behind the front façade of the building along a General Frontage street. Building Footprint Shall be limited to no more than 50% of the principal building footprint or the City Standard size, whichever is less.    K M N L Neighborhood Transition Zoning District DRAFT September 11, 2014   TCAAP Redevelopment Code Page | 66 (e) Parking & Service Access i. Surface Parking Setbacks Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Pedestrian-Friendly or Civic/Open Space Frontage Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that frontage General Frontage  At or behind the building façade line along that frontage; or  Min. 6’ behind the property line along that street Side / Rear  Adjacent to SF- detached residential lot  6’ min. Side / Rear  All other adjacencies  0’ min (f) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to existing single-family detached lot(s). This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the existing single- family detached residential lot(s). i. Transition Area 20’ min. ii. Max. Building Height at within Transition Area 2 stories or 25’ iii. Required setback Min. 10’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to an existing single-family detached residentially zoned lot and shall be optional for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the SF-residential lot line. (see surface parking setbacks illustration) U V W O Q* Q R R’ P R* Neighborhood Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 67 6.8 Neighborhood (NB) Zone (a) Illustrations and Intent TCAAP Master Plan Vision of the Neighborhood Zone IMAGE TO BE UPDATED The Neighborhood Zoning District provides for a range of attached and detached single-family residential. ANY CONCEPTUAL EXAMPLES/RENDERINGS Concept of the Neighborhood Zone Neighborhood Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 68 (b) Building Placement (i) Build-to Zones (BTZs) and Setbacks Civic/Open Space/Water Infrastructure Frontage (BTZ) 5’ min. setback – 20’ max. setback General Frontage 5’ min. setback; no max. setback Side Adjacent to SF-detached residentially zoned lot 5’ min. setback; no max. setback All other adjacencies 0’ min. setback; no max. setback Rear Adjacent to SF-detached residentially zoned lot 5’ min. setback; no max. setback All other adjacencies 0’ min. setback; no max. setback (ii) Building Frontage Pedestrian-Friendly Frontage 50% min. General Frontage None Required (c) Lot Standards Lot Width Min. 20’ for single-family attached/duplex/townhome buildings  Min. 40’ for single-family detached buildings  Min. 50’ for front-loaded or J-swing units. See Section 6.1 (c) iii 8. For driveway size requirements  Less than 50’ wide lots shall be alley-loaded lots.    C A D* E B Neighborhood Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 69 (d) Building Height (i) Principal Building Standards Building maximum  40’ max. First floor to floor height (fin. floor to fin. floor)  10’ min. for all frontages Ground floor finish level 18” min. above sidewalk for ground floor residential uses along Pedestrian-Friendly Frontages that are also setback less than 10’ from the front property line Upper floor(s) height (fin. floor to fin. floor)  9’ min. K M N L Neighborhood Zoning District DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 70    (e) Parking & Service Access i. Residential Parking Setbacks IMAGE TO BE UPDATED Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii. Civic/Open Space Frontage  Shall be located behind the principal building along that street frontage; or  Min. 3’ behind the building façade line along that frontage General Frontage  At or behind the building façade line along that frontage; or  Min. 6’ behind the property line along that street Side / Rear  Adjacent to SF-detached lot  6’ min. Side / Rear  All other adjacencies  0’ min (f) Residential Transition Standards The following transition standards shall apply to all new building construction and all upper story additions to existing buildings located adjacent to existing single-family detached lot(s). This requirement shall NOT apply if an alley or other similar R-O-W separates the subject lot and the existing single- family detached residential lot(s). i. Transition Area 20’ min. ii. Max. Building Height at within Transition Area 2 stories or 25’ iii. Required setback Min. 10’ A Residential Transition Area fence (minimum 6 feet and maximum 8 feet high) shall be required when adjacent to an existing single-family detached residentially zoned lot and shall be optional for all other adjacencies. The required fence shall NOT be chain link or vinyl. A 6-foot wide landscape buffer with evergreen shrubs planted at 3’ on center and 6 min. in height at maturity shall also be required to be planted within the landscape buffer parallel to the SF-residential lot line. (see surface parking setbacks illustration) U V W O Q* Q R R’ P R* DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 71 7.0 Building Design Standards 7.1 Purpose and Intent The Building Design Standards for the TRC shall establish a coherent character and encourage enduring and attractive development. Site and/or building plans shall be reviewed by the JDA for compliance with the standards below (see Table 7-1 for more detail). The key design principles establish essential goals for the redevelopment within the Plan Area to be consistent with the vision for a vibrant mixed-use development with a range of commercial, employment and residential uses serving the neighborhoods and the region. Buildings shall be located and designed so that they provide visual interest and create enjoyable, human-scaled spaces. The key design principles are: (a) New and redeveloped buildings and sites shall utilize building and site elements and details to achieve a pedestrian-oriented public realm with glazing, shading and shelter; (b) Design compatibility is not meant to be achieved through uniformity, but through the use of variations in building elements to achieve individual building identity; (c) Building facades shall include appropriate architectural details and ornament to create variety and interest; (d) Open space(s) shall be incorporated to provide usable public areas integral to the environment; and (e) Increase the quality, adaptability and sustainability in Arden Hill’s building stock. Table 7-1: Review Process for Building Design Standards Ap p l i c a b l e S u b s e c t i o n 7. 2 B u i l d i n g O r i e n t a t i o n & En t r a n c e s 7. 3 F a ç a d e C o m p o s i t i o n 7. 4 C o m m e r c i a l R e a d y St a n d a r d s 7. 5 S h a d i n g R e q u i r e m e n t s 7. 6 B u i l d i n g M a t e r i a l s 7. 7 D e s i g n o f A u t o - O r i e n t e d Si t e E l e m e n t s 7. 8 D e s i g n o f P a r k i n g St r u c t u r e s Site Plan Review Building Permit Review 7.2 Building Orientation and Entrances (a) Buildings shall be oriented towards Pedestrian Priority Frontages, where the lot has frontage along Pedestrian Priority Frontages. If a building has no frontage along a Pedestrian Priority Frontage, then it shall front a Pedestrian-Friendly Frontage. All other buildings may be oriented towards General Streets or Civic Spaces. (b) Primary entrances to buildings shall be located on the street along which the building is oriented (See Figure 7-1). At intersections, corner buildings may have their primary entrances oriented at an angle to the intersection. Building entrances shall be provided for all separate ground floor commercial use tenant spaces that are located along a Pedestrian Priority or Pedestrian-Friendly frontage. (c) All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access. Secondary and service entrances may be located from parking areas or DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 72 alleys. Entrances may be placed on the corner of the building in order to serve both the sidewalk and the parking lot, if necessary. (d) Primary Entrance Design: Primary building entrances along Pedestrian Priority Frontage and Pedestrian-Friendly Frontages shall consist of at least two (2) of following design elements so that the main entrance is architecturally prominent and clearly visible from that street (see Figures 7-2): i. Architectural details such as arches, friezes, awnings, canopies, arcades, tile work, murals, or moldings; or ii. Integral planters or wing walls that incorporate landscape or seating elements; or iii. Prominent three-dimensional, vertical features such as belfries, chimneys, clock towers, domes, spires, steeples, towers, or turrets; or Figure 7-1 Figure showing required building orientation and location of primary entrances DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 73 Figures 7-2 Examples of Primary Entrance Designs 7.3 Façade Composition (a) Commercial Use and Mixed-Use Buildings: (i) Facades greater than 60’ in length along all Pedestrian Priority Frontage, Pedestrian-Friendly Frontages and Civic/Open Spaces shall meet the following façade articulation standards: 1. Include facade modulation such that a portion of the facade steps back or extends forward with a depth of at least 24 inches (see Figure 7-3). 2. The distance from the inside edge of a building projection to the nearest inside edge of an adjacent projection shall not be less than 20 feet and not greater than 60 feet (see Figure 7-3). (ii) All other facades shall be articulated by at least one discernable architectural element every 20 feet. Such architectural elements include, but are not limited to (See Figures 7-4): 1. Changes in material, color, and/or texture either horizontally or vertically at intervals not less than 20 feet and not more than 60 feet; or 2. The construction of building entrances, bay windows, display windows, storefronts, arcades, façade relief, panels, balconies, cornices, bases, pilasters or columns. Figure 7-3 Illustration showing building articulation requirement DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 74 Figures 7-4 Images showing examples of appropriate building articulation (iii) Façade Transparency Required: 1. All facades shall meet the minimum requirement for façade transparency (percentage of doors and windows) as established in Table 7-2 below. Table 7-2 Required Minimum Façade Transparency by Façade Frontage Type Façade Frontage Type  Pedestrian Priority or Pedestrian-Friendly Frontage General Frontage All other facades Commercial Use or Mixed-Use Buildings Ground Floor 50% (min.) None None Upper Floor(s) 25% (min) None None Residential Use Buildings Ground Floor 25% (min.) None None Upper Floor(s) 20% (min.) None None (b) Residential Use Buildings (i) At least one of the following shall be added along residential building facades to add pedestrian interest along the street:  porches,  stoops,  eaves, or  balconies Images showing appropriate transparency required along Pedestrian Priority and Pedestrian-Friendly Frontages DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 75 (ii) Windows and Doors: All building facades of residential use buildings shall meet the transparency requirements established in Table 7-2.       Residential buildings with porches, fencing, balconies and stoops to add interest along the street. 7.4 Commercial Ready Standards (a) Ground floors of all buildings with Pedestrian Priority Frontage designation per the Regulating Plan (Attachment 1) shall be built to Commercial Ready standards. In addition, the following standards shall apply (See Figure 7-4): i. An entrance that opens directly onto the sidewalk according to Section 7.0; ii. A height of not less than 12 feet measured from the entry level finished floor to the bottom of the structural members of the ceiling; iii. Minimum leasable width of 20 feet wide; iv. A front facade that meets the window glazing requirements in Section 7.0; and v. Off-street surface parking shall be prohibited between the sidewalk and the building along Pedestrian Priority frontages. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 76 Figure 7-4 Illustration showing application of Commercial Ready Frontage Requirements 7.5 Shading Requirement: Shading of public sidewalks, especially sidewalks located along Pedestrian Priority and Pedestrian-Friendly frontages shall be important to implementing the vision for walkable mixed-use in the Plan Area. Shading may be achieved through any combination of canopies, awnings, street trees and other similar devices. To this end, the following standards shall apply (see Figure 7-5): (a) Shaded sidewalk shall be provided alongside at least: (i) 50 percent of all building facades with Pedestrian Priority Frontage designation per the Regulating Plan (Attachment 1). (ii) 50 percent of all building facades with frontage along an off-street surface parking lot (b) When adjacent to a surface parking lot, the shaded sidewalk shall be raised above the level of the parking lot by way of a defined edge, such as a curb. ADA ramps along the building must also be shaded. (c) A shaded sidewalk must meet the following requirements: (i) Along a street, a shaded sidewalk shall comply with the applicable sidewalk standards for its designated street type. If not otherwise required, the shaded sidewalk shall provide trees planted no more than 50 feet on center. (ii) Along any surface parking adjacent to the building (both off-street or on street), the shaded sidewalk shall consist of a minimum 5 foot clear zone and 5 foot planting zone, planted with trees no more than 50 feet on center, or a 5 foot clear zone with a minimum 5 foot wide over- head weather protection. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 77 (iii) Building entrances along Pedestrian Priority and Pedestrian-Friendly frontages shall be located under a shade device, such as an awning or portico. Figure 7-5 Images showing examples of shading along sidewalks 7.6 Building Materials (a) Exterior Building Façade Materials (for all buildings) 1. Exterior Insulation Finish System (EIFS) shall not be used. (ADDITIONAL TEXT TO BE PROVIDED) 7.7 Design of Automobile Related Building and Site Elements (a) Where permitted under Section 4 of this Code, drive-through lanes, auto service bays, and gas station canopies for commercial uses shall not be located with frontage along any Pedestrian Priority Frontage. Drive-through lanes may be permitted along Pedestrian-Friendly frontages only if the property has no General or Alley frontage. Drive-through lanes, auto service bays, and gas station canopies shall be hidden behind a 3’ high Street Screen along both Pedestrian-Friendly and General frontages (see illustrations below). The Street Screen shall be made up of (i) a living screen or (ii) a combination living and primary building material screen (See Section 11.0 for details). (b) No more than 60% of a lot’s frontage along a Pedestrian-Friendly frontage may be dedicated to drive through lanes, canopies, service bays, and other auto-related site elements. There shall be no such limitation along General or Alleys frontages and along highway frontage roads. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 78 Image illustrating the appropriate design of auto-related site elements (Gas stations, auto-service uses, and bank drive-throughs) (c) Any automobile related retail sales or service use of a site or property with Pedestrian Priority or Pedestrian-Friendly frontage designation shall have a primary building entrance along its Pedestrian Priority Frontage. A primary building entrance may be along a building’s Pedestrian-Friendly Frontage only if the site has no Pedestrian Priority frontage designation. (d) Drive through access (driveways only) may be from a Pedestrian Priority Frontage only if the lot has no access to any Pedestrian Friendly or General frontage. Drive through access may be from a Pedestrian-Friendly Frontage only if the lot has no access to any General frontage. In cases where drive through access is provided from a Pedestrian Priority Frontage, a joint access easement shall be required to adjoining properties providing alternative access to a Pedestrian-Friendly or General Frontage. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 79 Image illustrating the appropriate design of retail/restaurant drive-throughs (Corner Lot) Image illustrating the appropriate design of retail/restaurant drive throughs (Interior Lot) (e) All off-street loading, unloading, and trash pick-up areas shall be located along alleys or General Frontages only unless permitted in the specific building form and development standards in Section 6 of this code. If a site has no General frontage or Alley access, off-street loading, unloading, and trash pick-up areas may be permitted along a Pedestrian-Friendly Frontage. (f) All off-street loading, unloading, or trash pick-up areas shall be screened using a Street Screen that is at least as tall as the trash containers and/or service equipment. The Street Screen shall be made up of (i) a living screen or (ii) a combination living and primary building material screen. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 80 7.8 Design of Parking Structures (a) All ground floors of parking structures located on Pedestrian Priority frontages shall be built to Commercial Ready standards to a minimum depth of 24 feet. (b) To the extent possible, the amount of Pedestrian Priority frontage devoted to a parking structure shall be minimized by placing the shortest dimension(s) of the parking structure along the Pedestrian Priority frontage edge(s) (see Figures 7-8 for illustrations below). Figures 7-8 Allowed Parking Garage Configurations (c) Where above ground structured parking is located at the perimeter of a building with Pedestrian Priority Frontage, it shall be screened in such a way that cars on all parking levels are completely screened from view (see Figures 7-9 for illustrative images). Architectural screens shall be used to articulate the façade, hide parked vehicles and shield lighting. Parking garage ramps shall not be visible from any Pedestrian Priority Frontages. Ramps shall not be located along the exterior perimeter of the parking structure. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 81 Figures 7-8 Illustrative Examples of Parking Garage Screening (d) Ground floor façade treatment (building materials, windows, and architectural detailing) shall be continued to the second floor of a parking structure along all Pedestrian Priority Frontages (see Figures 7-9). Figures 7-9 Images showing required façade treatment of parking garages along Pedestrian Priority Frontages (e) When parking structures are located at street intersections, corner emphasizing elements (such as towers, pedestrian entrances, signage, glazing, etc.) shall be incorporated. (f) Parking structures and adjacent sidewalks shall be designed so pedestrians and bicyclists are clearly visible (through sight distance clearance, signage, and other warning signs) to entering and exiting automobiles. DRAFT September 11, 2014 TCAAP Redevelopment Code Page | 82 Images showing appropriate design of Parking Structures Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community Legend Gateway Overlay Civic Water Infrastructure Required Open Space Neighborhood Neighborhood Transition Town Center Retail Mixed-Use Flex Office Office Mixed-Use Campus Commercial ¯06001,2001,800300Feet Regulating Plan TCAAP Redevelopment Code DRAFT August 21, 2014 Frontage Types Pedestrian Priority Pedestrian Friendly All other streets are general September 8, 2014 TCAAP Redevelopment Code Campus Commercial (CC)Town Center (TC)Office Mixed-Use (OMU)Retail Mixed Use (RMU)Flex Office (FO)Neighborhood Transition (NT)Neighborhood (N) 1. BTZ and Setbacks Ped. Priority FRTG (Min/Max)--5'/15'5'/25'5'/25'5'/25'---- Ped. Friendly FRTG (Min/Max)--5'/25'5'/75'5'/75'5'/75'5'/20'-- General FRTG (Min/Max)5'/--5'/--5'/--5'/--5'/--5'/--5'/-- Spine Road FRTG --------5'/75'---- Highway FRTG ----5'/--5'/-------- Side (Min/Max)--------*30'/--**5'/--**5'/-- Rear (Min/Max)***20'/--------15'/-- OR **30/--**5'/--**5'/-- Water Infrastructure ------------5'/20' Open Space FRTG ----5'/25'5'/25'5'/25'5'/20'5'/20' 2. Building Frontage Ped. Priority FRTG (Min)--60%50%60%------ Ped. Friendly FRTG (Min)--50%40%50%--50%-- General FRTG (Min)-------------- 3. Height Principal Building Max.45'55'65'65'45'40'40' 5. Surface Parking Setbacks Ped. Priority FRTG -------------- - Behind Principal BLDG or Min-Behind BLDG Façade Line --3'3'3'------ - Min-No BLDG along Street --6'-------- Ped. Friendly FRTG -------------- - Behind Principal BLDG or Min-Behind BLDG Façade Line --3'3'3'--3'-- - Min-No BLDG along Street ----6'6'------ Open Space FRTG -------------- - Behind Principal BLDG or Min-Behind BLDG Façade Line --3'3'3'--3'3' - Min-No BLDG along Street ----6'-------- Highway FRTG (Min-Behind Property Line)----15'--15'---- General FRTG (Behind Principal BLDG or Min-Behind Property Line)10'3'3'3'3'6'6' Side -------------- - Adjacent to NT or N District (Min)--6'--6'------ - Adjacent to SF-Detached Residential Lot (Min)--------6'6'6' Rear (Min)***20'------15'---- - Adjacent to NT or N District (Min)--6'--6'------ - Adjacent to Residential Use/Zone (Min)--------30'---- - Adjacent to SF-Detached Residential Lot (Min)----------6'6' *Residential Adjacency (Min/Max) **Adjacent to SF-Detached Residential Lot (Min/Max) ***Min. Setback from Rice Creek Regional Park Note: Based on pedestrian priority and pedestrian friendly designations currently depicted on the draft regulating map.