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HomeMy WebLinkAbout10-27-14-WSAGENDA ITEMS Discuss TCAAP Zoning Jill Hutmacher, Community Development Director MEMO.PDF, ATTACHMENTS.PDF Discuss TCAAP Infrastructure TCAAP Infrastructure Team MEMO.PDF, ATTACHMENT A.PDF COUNCIL/STAFF COMMENTS ADJOURN If more time is needed, the special work session may reconvene after the regular City Council meeting. Mayor: David Grant Councilmembers: Brenda Holden Fran Holmes Dave McClung Ed Werner Special City Council Work Session Agenda October 27, 2014 5:30 p.m. 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. CALL TO ORDER 1. 1.A. Documents: 1.B. Documents: 2. Page 1 of 5 DATE: October 27, 2014 TO: Honorable Mayor and City Councilmembers FROM: Jill Hutmacher, Community Development Director Patrick Klaers, City Administrator SUBJECT: TCAAP Zoning Discussion The City Council has had several discussions regarding density and the maximum number of residential units on the TCAAP site. If the City Council would like to establish a maximum number of residential units, then the City Council should do so sooner rather than later and if possible at the October 27 or November 3 work session. A decision now on the maximum number of residential units will give staff time to work with legal counsel on how to implement that decision in the Comprehensive Plan and/or in a separate agreement with Ramsey County. If the City Council chooses to set a maximum number of residential units, then staff recommends that additional tools be utilized within the zoning code so that the policy direction on maximum residential units can be implemented on an ongoing project-by-project basis. The following comments describe the tools through which density and types of housing can be regulated within the zoning code. Summary of Developer Input City staff, consultants, and the City Council have had discussions with residential developers on the types of units desired by the market. Following is a brief summary of some of th e discussion points.  Private developers see demand for a range of product types.  There is demand in the market for upscale empty nester housing. These housing products vary in size but generally include a higher level of interior finishes.  Single-family homes targeted towards families with school-age children will be a desired product. Lots that are large enough for front-loaded garages will be predominant. MEMORANDUM Page 2 of 5  Private developers feel the Creek neighborhood is most suitable for upscale, large-lot single family and twin homes targeted towards families and empty nesters. Density would be in the range of 1 ½ to 2 units per acre.  Developers see the Hill neighborhood as largely single-family homes on lots of at least 50 feet. According to Mattamy Homes, a 65x65 foot lot is their best seller which equates to a density of 3 units per acre.  Townhomes or row homes are usually developed as 3- or 4-unit buildings since the end units are most popular. Detached townhomes are generally around 5 or 6 units per acre. Row homes can be built at up to 10 units per acre. Developers suggested that an average of 7 to 8 units per acre for townhome products is reasonable.  Townhomes are most likely to be developed in the neighborhood transition area, but the market could also support a limited number of townhomes in the Hill or Creek neighborhoods.  Senior housing and apartment buildings need 150-200 units per building in order to support the common areas and amenities desired by the market. Apartment buildings would likely be 3-4 stories of apartments (3-5 acre parcels) above one story of underground or enclosed parking.  Senior housing and apartment development wants to be located close to goods and services. Density in new senior and apartment developments is approximately 40 units per acre.  There may be limited demand for upscale condominium units in buildings of approximately 50 units. Developers cautioned that there is limited and untested demand for this product type – maybe a maximum of one or two buildings in the Neighborhood Transition area in a location near both retail and open space.  In nearly every conversation, developers have stressed the need for flexibility to respond to changes in market demand and to allow for innovation and creativity in development style. Definitions and Permitted Uses In a previous City Council review of Chapter 4 (Definitions), Councilmembers suggested that definitions for housing types and products be streamlined. As a result, definitions for Cottage/Patio Home and Manor Home/Multi-Unit House were combined and the following new definitions were added: Single Family Use A building containing one or two primary living units and which may include twin homes and cottage/patio homes. Small Lot Single Family A single-family residential lot that measures less than fifty (50) feet wide. Small Multi-Family Use A building containing three to eight residential units and which may include townhomes, row homes, manor homes/multi-tenant houses, stacked flats, or triplexes/quadplexes. Page 3 of 5 Medium Multi-Family Use A building containing nine to fifty multi-family units which may include stacked flats, apartments, or condominiums. Large Multi-Family Use A building containing more than fifty residential units which may include apartments, condominiums, or senior housing. Staff also revised Table 5.1 (Applicability/Permitted Use Table) to reflect the changes to the definitions. Use categories such as Cottage, Manor Home, and Stacked Flats were removed, and the use table adjusted to be consistent with the new definitions above. Together, the changes to the definitions and Table 5.1 clarify where types of housing development may occur. The City Council may want to develop additional criteria within Table 5.2 (attached) for certain uses. Total Residential Unit Assumptions Based on discussions with developers and the draft zoning text revisions described above, the following assumptions can be made regarding residential development on TCAAP.  The Creek neighborhood will be developed with large-lot single family and upscale twin homes. Page 4 of 5  The Hill neighborhood will be developed with a mixture of small, medium, and large lot single family along with some townhomes.  The Neighborhood Transition area will be developed with small-lot single family, detached townhomes, attached townhomes, and possibly one or two small condominium buildings.  The Town Center will be developed with 3-4 story, large-scale apartment or senior housing developments. Neighborhood Acres Projected Average Density Total Units Creek 43 1.75 75 Hill 66 5.0 330 Neighborhood Transition 46 10 460 Town Center 15 40 600 Total 1,465 Request for Policy Direction The City Council has discussed setting a maximum number of residential units on TCAAP. While this is a policy direction that can be included in the Comprehensive Plan and/or in an agreement with Ramsey County, it becomes difficult to implement on a project-by-project approval basis. Our City Attorney can comment on these “project by project” challenges at the work session. If the City Council desires to have greater control over the density or total number of units than what the changes to definitions and Table 5.1 provide, then the following tools may be considered:  Add overlays or districts that specify where types of housing, for example small multi- family, could be built.  Add densities to the definitions of housing types. For example, the definition of small multi-family could include a provision that they have a density range of 6 to 12 units per acre.  Add criteria to Table 5.2 within certain districts. For example, small multi-family buildings in the Neighborhood District could be required to be at a density of no more than 8 units per acre and/or have only 5 units per building. While these tools would provide greater control over densities and types of housing in specific areas, they would decrease flexibility to developers and the ability to mix types of housing products within neighborhoods. Staff requests that the City Council weigh the benefits and challenges to each approach and provide policy direction. Attachments  TCAAP Redevelopment Code, Chapters 4-5, clean Page 5 of 5  TCAAP Redevelopment Code, Chapters 4-5, redlined  Draft TCAAP Regulating Plan, September 8, 2014 DRAFT October 24, 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 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 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. DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 18 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 October 24, 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 October 24, 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 Clear Height The distance from the top of the finished floor to the bottom of the finished ceiling in portions of commercial buildings used for storage, manufacturing, or distribution. 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. DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 21 Complete Street A complete street is a transportation policy and design approach that requires streets to be planned, designed, operated, and maintained to enable safe, convenient and comfortable travel and access for users of all ages and abilities regardless of their mode of transportation. Cottage/Patio Home The Cottage or Patio Home 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 sideyard/zero lot line homes with a small yard or patio space. 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 a Cottage or Patio Home 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 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. DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 22 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 Group Home A home or structure and houses a group of more than four (4) persons, some or all of whom are not related by blood, marriage or adoption, living together and maintaining a common household. L Large Multi-Family A building containing more than fifty residential units which may include apartments, condominiums, or senior housing. 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 DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 23 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. M Manor Home/Multi-Unit House 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. Image of Manor Home . Medium Multi-Family Use A building containing nine to fifty multi-family units which may include stacked flats, apartments, or condominiums. 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 October 24, 2014 TCAAP Redevelopment Code Page | 24 P Q 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. Illustration showing how Perimeter Frontage is calculated for Open Space along a Public Street Permitted Adjustment A requested modification to TRC zoning district standards per the Permitted Adjustment Provision of Section 3.0: Administration. The JDA shall have the authority to administratively approve a request for a Permitted Adjustment. 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 DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 25 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 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. Single Family Use A building containing one or two primary living units and which may include twin homes and cottage/patio homes. Small Lot Single Family A single-family residential lot that measures less than fifty (50) feet wide. Image of Small Lot Single Family Small Multi-Family Use A building containing three to eight residential units and which may include townhomes, row homes, manor homes/multi-unit houses, stacked flats, or triplexes/quadplexes. 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 DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 26 appropriate for incubating neighborhood-serving retail and service uses and allowing some adjoining streets and multi-modal corridors to expand as the market demands. 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 DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 27 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. T U V W X Y Z TCAAP Natural Resources Corridor The Natural Resources Corridor within the TCAAP Site Redevelopment will be designed with the goal of maximizing compatibility and functionality of regional storm water, wetland mitigation, the Rice Creek re-meander, floodplain restoration, and groundwater requirements. An additional goal is to provide visual and active and passive recreational features to support adjacent land uses. 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. A townhouse/rowhouse is a single structure and does not require adjacent townhomes/rowhomes to maintain stability. 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 DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 28 Twin Home The Twin Home, also known as a 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 structure. 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 Twin Home DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 29 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 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 P* *No more than 6 rentable rooms permitted. Shall be owner-occupied. Parking shall be placed behind the building, or screened from view of the public right-of- way. Group Home --- --- --- --- --- P --- Home Occupation: Class I --- A A A A A A Large Multi-Family -- P P/C P/C -- See Table 5-2 Live/Work -- P -- -- -- P -- Medium Multi-Family -- P -- -- -- P Nursing Home and assisted living -- P/C P/C P/C -- P/C P/C See Table 5-2 Senior Independent Living -- P/C P/C P/C -- P P/C See Table 5-2 Single Family -- -- -- -- -- P P Small Lot SF Residential -- -- -- -- -- P P Small Multi-Family -- -- P/C P/C See Table 5-2 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 -- -- * 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* -- * Permitted as an accessory use with a primary building only Commercial recreation - indoor -- -- -- -- P -- -- Daycare Facility A P P P P P -- Daycare, family - 10 or less P P P P P -- Dog kennel -- -- -- -- P* -- -- * Completely enclosed; no outside runs Drive-Up Windows -- -- P/C P/C P/C -- -- See Table 5-2 Dry cleaning & laundry, pick- up station -- P -- P -- -- -- Dry cleaning & laundry, self- service laundry -- P -- P -- -- -- DRAFT October 24, 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 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 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* -- * Located on top of a building or architectural component only Club or lodge (non‑profit) -- P P P P -- -- Hospital -- P -- -- P -- -- 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 Public use P P P P P P -- DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 31 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 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 School, general education -- P -- -- -- P P School, specialized education -- P P P -- P* -- * Less than 5,000 sq. ft. in the Neighborhood Transition Zone Industrial Uses Garage, Truck -- -- -- -- -- -- -- Manufacturing & processing: Class I P -- -- -- P -- -- Warehousing permitted as an accessory use 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 -- -- Other Uses Adult-Oriented Businesses -- -- -- -- -- -- -- DRAFT October 24, 2014 TCAAP Redevelopment Code Page | 32 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 Medium Multi-family Large Multi-family 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. Small Multi-family Neighborhood Transition Neighborhood i. Parking shall be placed against an alley or in the rear of the lot and be screened from the public right-of-way. ii. Access from units that are not accessible from the front entries may have access from the rear or the side of the building. 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. DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 17 4.0 Definitions Many terms 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 October 24, 2014September 24, 2014August 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 October 24, 2014September 24, 2014August 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 October 24, 2014September 24, 2014August 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 Clear Height The distance from the top of the finished floor to the bottom of the finished ceiling in portions of commercial buildings used for storage, manufacturing, or distribution. 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 DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 21 A complete street is a transportation policy and design approach that requires streets to be planned, designed, operated, and maintained to enable safe, convenient and comfortable travel and access for users of all ages and abilities regardless of their mode of transportation. 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/Patio Home The Cottage or Patio Home 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 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. Image of a Cottage or Patio Home 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 massingstructure. This type has the appearance of a medium to large single-family home and is appropriately-scaled to DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 22 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 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. DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 23 Images of Galleries Group Home A home or structure and houses a group of more than four (4) persons, some or all of whom are not related by blood, marriage or adoption, living together and maintaining a common household. L Large Multi-Family A building containing more than fifty residential units which may include apartments, condominiums, or senior housing. 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. 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/Multi-Unit House DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 24 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. Image of Manor Home 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. Medium Multi-Family Use A building containing nine to fifty multi-family units which may include stacked flats, apartments, or condominiums. 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. P Q Formatted: Font: Tw Cen MT, Italic Formatted: Font: Bold DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 25 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. Illustration showing how Perimeter Frontage is calculated for Open Space along a Public Street Permitted Adjustment DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 26 A requested modification to TRC zoning district standards per the Permitted Adjustment Provision of Section 3.0: Administration. The JDA shall have the authority to administratively approve a request for a Permitted Adjustment. 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 Type 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. Single Family Use A building containing one or two primary living units and which may include twin homes and cottage/patio homes. Small Lot Single Family A single-family residential lot that measures less than fifty (50) feet wide. DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 27 Image of Small Lot Single Family Small Multi-Family Use A building containing three to eight residential units and which may include townhomes, row homes, manor homes/multi-unit houses, stacked flats, or triplexes/quadplexes. 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. 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 DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 28 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 definition 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. T U V W X Y Z TCAAP Natural Resources Corridor The Natural Resources Corridor within the TCAAP Site Redevelopment will be designed with the goal of maximizing compatibility and functionality of regional storm water, wetland mitigation, the Rice Creek re-meander, floodplain restoration, and groundwater requirements. An additional goal is to provide visual and active and passive recreational features to support adjacent land uses. 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 DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 29 walkability. A townhouse/rowhouse is a single structure and does not require adjacent townhomes/rowhomes to maintain stability. 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 Twin Home The Twin Home, also known as a 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 structure. 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 Twin Home 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. DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 30 Image of an Urban Home DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 31 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 --P* *No more than 6 rentable rooms permitted. Shall be owner-occupied. Parking shall be placed behind the building, or screened from view of the public right-of- way. Group Home --- --- --- --- --- --- P --- Home Occupation: Class I --- A A A A --- A A CottageLarge Multi-Family -- --P --P/C --P/C -- -- P P See Table 5-2 Live/Work -- P -- -- -- -- P -- Cottage CourtMedium Multi- Family -- --P -- -- -- -- P P Nursing Home and assisted living -- P/C P/C P/C -- -- P/C P/C See Table 5-2 Senior Independent Living -- P/C P/C P/C -- -- P P/C See Table 5-2 Duplex ResidentialSingle Family -- -- -- -- -- -- P P Small Lot SF Residential -- -- -- -- -- -- P P Group Home -- -- -- -- -- -- P -- Live/Work -- P -- -- -- -- P -- MF Residential (Greater than 8 units)Small Multi-Family -- P P/C P/C -- -- --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 DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 32 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 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 only Commercial recreation - indoor -- -- -- -- P -- -- -- Daycare Facility A P P P P -- P -- Daycare, family - 10 or less P P P P -- P -- Dog kennel -- -- -- -- P* -- -- -- * Completely enclosed; no outside runs Drive-Up Windows -- -- P/C P/C P/C -- -- -- See Table 5-2 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 DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 33 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 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 -- -- -- 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-- -- -- P* -- * Less than 5,000 sq. ft. in the Neighborhood Transition Zone Industrial Uses Garage, Truck -- -- -- -- -- -- -- -- Manufacturing & processing: Class I P -- -- -- P -- -- -- Warehousing permitted as an accessory use 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 DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 34 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 Other Uses Adult-Oriented Businesses -- -- -- -- -- -- -- -- DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 35 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 Medium Multi-familyMF Residential Large Multi-family 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 HomeSmall Multi-family Neighborhood Transition Neighborhood Manor Homes shall have the appearance of one large home by having only one front door facing the public right-of-way. In a corner lot condition, one front door may be placed on each public street frontage. i. Parking shall be placed against an alley or in the rear of the lot and be screened from the public right-of-way. i.ii. Access from units that are not accessible from the front entries may have access from the rear or the side of the building. 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). DRAFT October 24, 2014September 24, 2014August 13, 2014 TCAAP Redevelopment Code Page | 36 Table 5-2 Additional Use Criteria Table Use Character Zone Location & Design Criteria 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. 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 ¯0 600 1,200 1,800300Feet Regulating Plan TCAAP Redevelopment Code DRAFT August 21, 2014 Frontage Types Pedestrian Priority Pedestrian Friendly All other streets are general September 8, 2014 Page 1 of 1 DATE: October 27, 2014 TO: Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator FROM: John Anderson, Assistant City Engineer SUBJECT: TCAAP Infrastructure Team Update City Council Workshop Discussion Ramsey County has hired Kimely Horn to design infrastructure associated with the TCAAP development. The consultant team working on this design has completed some of the initial stages of defining the scope of sewer and watermain improvements. Prior to moving into the next phase of this process and before preparing cost estimates the consultant and Ramsey County would like to share with the City Council where they are at in design and collect feedback from the City Council. Representatives from Kimely Horn will be in attendance at the workshop to give a short presentation and answer questions the City Council may have. Attached is a memo from the consultant with a summary of some of the high level assumptions and conclusion made thus far. MEMORANDUM Memorandum Date:October 27, 2014 To:Terry Maurer, Public Works Director From:Thomas J. Lincoln, Kimley-Horn Matt Bowers, Wenck Subject:TCAAP Water and Sanitary Sewer Systems Design Update The purpose of this memo is to provide an update on the preliminary design process for the water and sanitary sewer system design that Ramsey County has initiated for the TCAAP site. Design Development Scenario Water demand has been calculated to serve as a basis for the design of the water and sanitary sewer system. This water demand calculation has been based on the maximum design development scenario outlined below: x 1700 residential dwelling units x 550,000 SF of retail x 1,450,000 SF of general office x 350,000 SF of warehouse x 150,000 SF of general light industrial Water System Design The water system design has two major tasks - developing a water model for the City and designing a water system that will provide the domestic and fire flows for the design development scenario. Water System Modeling x Data was collected for the existing Arden Hills water system, including the pipe network, water towers, booster station, and water demand data from Arden Hills and the City of Roseville. Based on data from recent years, the average day demand is currently 1.25 million gallons per day (mgd). The model uses 1.5 mgd for the ultimate build-out within the existing Arden Hills area, which allows 20% for future growth. x The water model for the existing system was then constructed and checked against actual data that is available for the existing system (e.g., measured water system pressures and fire flows). Preliminary Water System Design x A system of PVC water mains throughout the TCAAP development area were added into the water model. The additional water demand (approximately 0.75 mgd average day demand) was added onto the model, distributed in general accordance with the land use type. Finally, target available fire flows were assigned to the various land use areas as follows: 5000 gallons per minute (gpm) for industrial areas, 3500 gpm for commercial, and 1500 gpm for residential. x After completion of various analyses using the water model,it is concluded that the peak day demand can be delivered through the existing Arden Hills system, and that the TCAAP area will be in the same pressure zone as the existing Arden Hills high pressure zone (area north of I-694), with a similar range of pressures. The need for the following key infrastructure components have been confirmed: o A network of 8-inch and 12-inch PVC water mains is needed in the development area. o In order to meet the target 5000 gpm industrial fire flow for the recommended 3-hour duration, a 1.5 million gallon water tower is needed. The height of the tower would be similar to the existing north tower (these two towers will have the same top elevation). o The existing pressure boosting station should be kept as is. A second pressure boosting station should be added at the existing western 12-inch water main crossing of I-694 in order to meet the target fire flow and, importantly, to provide redundancy in the water supply crossing I-694 (otherwise a single crossing / booster station must be relied upon). o The MnDOT facilities to the north of the Thumb parcel can be served from Arden Hills These facilities are currently served by the City of Mounds View with a 10-inch water main owned by the State. o Interconnection with the Mounds View water system: This option appears technically attractive given that there is already a 10-inch water main installed beneath I-35W to the west edge of the Thumb parcel. Interconnection would include a normally-closed gate valve, which would only be opened in the event of a water emergency (on either side). This interconnection will also provide a key benefit to the anticipated early Thumb Parcel development since, without this interconnection, any problem with the primary water supply (a lone 12-inch water main extended from Arden Hills) would completely cut off water supply to the Thumb parcel. It could also boost the available fire flow in an emergency, which will be initially limited to 2200 gpm through the lone 12-inch water main, until Arden Hills completes the Spine Road water main into the Thumb parcel. x After review of the recommended infrastructure with the Arden Hills City Council, these additional preliminary design tasks will be completed: o Prepare a detailed cost estimate of the water system infrastructure including trunk water main throughout the TCAAP development, any interconnections, the added booster station, and the water tower. o Prepare a MN Statutes Chapter 429 Feasibility Report o Prepare a maintenance needs spreadsheet (man-hours and equipment) o Evaluate if special construction and/or maintenance issues exist in any TCAAP areas due to the presence of groundwater contamination and if so, provide recommendations and estimated additional construction/maintenance costs. Sanitary Sewer System Design The sanitary sewer system design has two major tasks - determining design flows and capacity and designing a sanitary sewer system for the design development scenario. The TCAAP site will be served by an existing trunk sanitary sewer line that was constructed in 1994 for the US Army. Ramsey County acquired this facility and an existing connection and use agreement. Design Flows and Capacities x A sewer demand analysis was performed using the TCAAP Mater Plan – Option B and the Design Development Scenario noted above. The average daily demand is 0.70 million gallons per day (mgd). x A downstream capacity analysis was performed for the existing trunk sanitary sewer conveying discharge from the site to the Metropolitan Council Environmental Services (MCES) Lift Station 35 in Mounds View and the existing system has adequate capacity to serve the TCAAP Site. Adequate capacities for the MCES lift station and interceptor system to serve the site have been confirmed. x The existing trunk sanitary sewer was visually inspected and determined to be acceptable. x Meetings and coordination have occurred with Metropolitan Council Environmental Services (MCES) to confirm lift station and interceptor capacity and to establish a feasible and acceptable method for measuring flows discharging from the site. x Once the existing trunk sanitary sewer reaches a flow of 0.5 mgd, the trunk sanitary sewer would be eligible to classified as an MCES interceptor, which would be owned and maintained by MCES. Preliminary Sanitary System Design x A sanitary sewer system has been developed to serve the entire TCAAP site. The pipe sizes range from 8-inch to 18-inch. x An inverted siphon will not function properly for the proposed site and construction phasing and therefore a lift station will be required to serve the TCAAP site south of County Road H. x The lift station will be designed to accommodate a wide range of flow rates as the site is developed. A variable frequency drive (VFD) motor will be used to adjust pumping power. x The TCAAP Thumb Parcel can be served with gravity sewer and can be developed in advance of installing a lift station. x The gravity sewer for the TCAAP Thumb will be at the depth required to serve the MnDOT facilities to the north. A 4” PVC force main extending from the sanitary sewer manhole to the north property line is recommended to provide service to the MnDOT facilities in the future. x After the sanitary sewer system is finalized, these additional preliminary design tasks will be completed: o Prepare a detailed cost estimate of the sanitary sewer system infrastructure o Prepare a MN Statutes Chapter 429 Feasibility Report o Prepare a maintenance needs spreadsheet (man-hours and equipment) o Evaluate if special construction and/or maintenance issues exist in any TCAAP areas due to the presence of groundwater contamination and if so, provide recommendations and estimated additional construction/maintenance costs.