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HomeMy WebLinkAbout12-3-14-WSAPPROVAL OF THE AGENDA UNFINISHED AND NEW BUSINESS TCAAP Redevelopment Code (TRC) - Chapers 8 -11 PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF COMMISSION/STAFF COMMENTS ADJOURN A quorum of the City Council may be present at this meeting. Chair: Clayton Larson Commissioners: Angela Hames Andy Holewa Roberta Thompson Clayton Zimmerman Brent Bartel Steven Jones Council Liaison: Fran Holmes Planning Commission Work Session December 3, 2014 Immediately following the Regular Planning Commission Meeting City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. Work Session Agenda CALL TO ORDER 1. 2. 2.A. Ryan Streff, City Planner & Matthew Bachler, Associate Planner Documents: 3. Prepared By Page 1 of 2 DATE: December 3, 2014 PC Work Session Item 2.A TO: Planning Commission FROM: Ryan Streff, City Planner Matthew Bachler, Associate Planner SUBJECT: TCAAP Zoning Chapters 8-11 Requested Action Provide Planning Commission comments on Chapters 8-11 of the draft TCAAP Redevelopment Code (TRC). Discussion Chapter 8 (Street Design Standards) establishes design standards for the different street types on TCAAP as well as connectivity standards for the overall street network. Attachment 5 in the TRC provides cross section illustrations for each street classification that set requirements for elements such as travel lanes, on-street parking, bicycle accommodation, streetscape standards, and sidewalk standards. Site plan or subdivision applications for areas of four acres or larger will be required to submit a Project Circulation Plan that demonstrates how on-site circulation will meet the requirements included in Chapter 8. Chapter 9 (Open Space Standards) addresses requirements for public and private open space areas on TCAAP. The Regulating Plan designates areas for public open space and Attachment 3 in the TRC includes specific standards that address general character, design, and typical uses for these open spaces. Chapter 9 also sets requirements for common and personal private open space for commercial and residential developments. For residential uses, these requirements would only come into effect for developments with a density of five units per acre or greater. This section of the TRC also includes the minimum permeable ground area requirements for all developments. Chapter 10 (Streetscape and Landscape Standards) provides detailed design standards for development that takes place within the public realm. Specific areas addressed include minimum MEMORANDUM Page 2 of 2 dimensional standards for sidewalks and boulevards, requirements for street tree plantings, and standards for screening, exterior lighting, and street furniture. Chapter 11 (Sign Standards) establishes sign regulations for properties on the TCAAP site. The permitted sign types and the zoning districts in which they are each allowed is described in the first section of this chapter. The general dimensional standards for signs are based on frontage type and use of the building. In comparison to the Arden Hills Sign Code, the TRC bases permitted signage on the length of property frontage for freestanding signs and façade length and area for wall signs. Staff has provided the latest comment tracking spreadsheet in Attachment B, which compiles all of the comments received to date on the draft TRC from the City Council, Planning Commission, and Ramsey County. Gateway Planning has been reviewing these comments and making changes where appropriate. Explanations on their actions in response to the comments are included in the spreadsheet. At a previous City Council meeting, Mayor Grant requested that Gateway Planning provide examples of other development projects where form-based codes were used. Project sheets for several developments are included in Attachment C. Attachments A. TCAAP Redevelopment Code – Chapters 8-11 and Attachments 1, 3, 5, and 6 B. Comment Tracking Spreadsheet – November 12, 2014 C. Form-based Code Project Examples DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 82   8.0 Street Design Standards 8.1 Purpose and Intent: The Master Plan Vision for the TRC recognizes the importance of providing adequate public infrastructure, which includes an ultimate Street Network that maximizes connectivity, and other needed infrastructure to serve the vision for redevelopment within the Plan Area. Street design and connectivity is envisioned to support and balance automobile, bicycle, and walking trips in addition to becoming the “living” space for development. The “living” nature of streets will not only serve private redevelopment, but the community at large and the people who live in and use it. This section establishes context sensitive standards for Street Design and Connectivity. 8.2 Street Designation Categories: In order to service multiple modes of transportation within an appropriate redevelopment context, streets within the TRC are designated under two (2) major categories: (a) Street Classification: The Street Classification designation establishes standards for the actual cross-section of the street itself. The Street Classification includes information on automobile, bicycle, pedestrian, and parking accommodation. It typically addresses the space allocation within the public right-of-way and its emphasis towards different modes of transportation. TCAAP Regulating Plan (Attachment 1) identifies the Street Classification designations within the Plan Area and Attachment 5 provides cross sections for the different Street Classifications. (b) Street Network: In addition to Street Classification designations, Streets are also identified as either Required or Recommended streets to implement the ultimate street network in the Master Plan Vision. The Regulating Plan (Attachment 1) illustrates the Recommended Street Network within the TRC. 1. Required Streets – these are mainly existing, improved or new streets that are needed to implement the ultimate street network envisioned in the Vision for the TRC. They shall be mandatory at the time of redevelopment including the requirement to dedicate right-of-way as identified in the Regulating Plan. The alignment of new Required Streets may be modified per Permitted Adjustments in Section 3.3 of this Code. 2. Recommended Streets – these are new streets that are non-mandatory and only indicate the likely locations for new streets and blocks. Recommended Streets may be substituted by pedestrian passages (see Attachment 3), alleys, or public cross- access easements based on the specific redevelopment context. 8.3 Project Circulation Plan: A Project Circulation Plan must be submitted with a site plan or subdivision application (whichever comes first) for an area of four (4) acres or larger that is subject to the requirements of this section. The Project Circulation Plan shall be developed and reviewed for its consistency with this section and the Regulating Plan, which illustrates proposed locations for new and improved streets within the Plan Area. Required streets on the Regulating Plan shall be mandatory and their alignments may be adjusted per Section 3.3 Permitted Adjustments. (a) A Project Circulation Plan must demonstrate: 1. How the proposed circulation meets the intent of the Master Plan Vision for redevelopment of TCAAP; 2. How the on-site circulation system integrates with existing and planned streets, bicycle and pedestrian facilities, and trails in the surrounding area; DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 83   3. How new street alignments conform with the Regulating Plan or how modifications from the Regulating Plan, in terms of street placement, alignment, and design are consistent with the intent of this Code; 4. How new street design conforms with the street cross section standards in Attachment 5; 5. How the plan considers all modes of transportation including walking, biking, and automobiles; and 6. How the plan provides adequate linkages between different destinations within the Plan Area. (b) For a subdivision, a private restrictive covenant depicting the project circulation plan shall be recorded and referenced on the preliminary plan or final plat. The covenant may be amended if the JDA approves a revision to the Project Circulation Plan as authorized under this section. (c) Approvals: A Project Circulation Plan may only be reviewed and approved by the JDA under the requirements of this section. 1. Project Circulation Plan shall create interconnected blocks bounded by streets to the extent feasible. The JDA may approve a Project Circulation Plan containing blocks bounded by Highway Right-Of-Way, subdivision boundary lines, or natural and infrastructure features if no reasonable alternatives are available. 2. Revisions to the Project Circulation Plan may be approved by the JDA after considering the circulation characteristics of a proposed development plan, the need for access to adjoining properties, phasing of a larger-scaled project, and the context of surrounding development. 3. The JDA, with the recommendation of the Arden Hills Public Works and Community Development Departments, may waive the requirement for a Project Circulation Plan if the JDA finds that a plan is not necessary due to the nature of the proposed development on the site, the existence of surrounding incompatible development, or other factors unique to the property which make strict compliance unfeasible. 4. A subdivision or site plan may not be approved if the Project Circulation Plan is not approved. The JDA’s decision disapproving a Project Circulation Plan is subject to appeal by the applicant under the requirements of Section 1355 of the AHC. 5. Joint Access and Public Cross-Access Easements: If necessary to ensure access management goals along the Spine Road and to meet the intent of the recommended alley/public cross-access easements as indicated on the Regulating Plan, the JDA may require joint use driveways or public cross-access easements within the site to adjacent properties and/or easements. 8.4 Street Standards: Attachment 5 shall establish standards for all elements within the public right-of-way including travel lane(s), on-street parking, bicycle accommodation, streetscape/parkway standards, and sidewalk standards. The process and standards in the Arden Hills TCAAP Public Street Guidelines shall apply to the extent that they do not conflict with the design and context standards in Attachment 5 and the Master Plan Vision for streets in TCAAP. Landscaping within the public right-of-way shall be per standards in Section 10 in the TRC. Attachment 5 provides recommended cross sections for public streets within the TRC based on available right-of-way and intended development context per the Master Plan Vision. DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 84   9.0 Open Space Standards 9.1 Open Space Approach: The Master Plan Vision for TCAAP recognizes the importance of providing a network of open spaces with a multitude of passive and active recreational opportunities. These opportunities are to be accommodated in a variety of spaces ranging from large scale open spaces to small scale pocket parks located within the Plan Area. The open space network will be serviced by an interconnected network of trails and paths for pedestrians and bicyclists alike, providing desired amenities for future residents and visitors alike. The approach to Open Space facilitates the implementation of the Master Plan Vision for the TRC. This vision for redevelopment is based on the City of Arden Hills’ goal to create a comprehensive, maintained and interconnected system of parks, pathways and open spaces, as well as a balanced program of recreational activities for residents of all ages, incomes and abilities. The Open Space approach recognizes that the development context, with varying density and building types, is required to ensure quality open spaces that serve both recreational and placemaking goals of the Master Plan. 9.2 Required Open Space Designations: This section establishes standards for Open Space within the TRC. The TRC Regulating Plan (Attachment 1) designates areas for required Open Spaces within the TRC. The detailed Open Space Standards for each type are included in Attachment 3. These standards include general character, design, typical size, frontage requirements, and typical uses. (a) Required Open Spaces are the areas shown on the Regulating Plan with specific locations of future Open Spaces (including parks, plazas, greens, and squares). These spaces have been identified on the Regulating Plan due to the certainty of their location within the context of the overall Plan Area. Such required spaces shall be publicly accessible open spaces. The specific location of parks, particularly in the Hill and Creek neighborhoods, are likely to change based on developer input, but will need to include amenities identified in the TCAAP Master Parks Plan. 9.3 Water Infrastructure Designation: 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. 9.4 Permeable Area Requirement: (a) All development is required to maintain a permeable ground area per Table 9-1. Table 9-1 Permeable Area Requirements (b) Permeable ground area shall be on-site within the parcel limits of the development. (c) Up to 100% of Private Common Open Space may count towards the permeable ground area if the materials and ground cover for the Private Common Open Space meets the standards of permeability. (d) Street screening for parking lots that utilize vegetative screening may count towards the permeable ground area requirements. District Min Pervious Lot Area Neighborhood 40% Transition 20% TC, Retail, Office 10% Flex Office/CC 25% DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 85   (e) Permeable materials include: i. Any natural vegetation or landscaping that allows direct water infiltration ii. Permeable paving materials designed and engineered to allow direct water infiltration. Any new material not listed in any best practice guides for permeable paving will be evaluated and considered by Community Development Staff and may be permitted with Permitted Adjustment from the JDA. iii. Any material that requires a sheet flow and collection system for water infiltration shall not be considered permeable cover. (f) Design and placement: i. In Town Center, Retail Mixed-Use and Office Mixed-Use Zones, permeable area that is adjacent or visible from the public right-of-way shall be designed in context with the public realm and not interrupt the urban form of the public realm. An interruption may be considered any design that blocks pedestrian walkability and clear zones, blocks views of entryways and windows, or blocks access to any ingress/egress of a building. ii. In the Neighborhood Transition, Neighborhood, Flex Office or Campus Commercial Zones, any yard or buffer space on site shall be designed in context to the primary building(s) and shall not block views or ingress/egress access to the buildings. 9.5 Open Space Classification: For the purposes of this Code, all open space shall fall into one of the following 3 major classes. (a) Public Open Space: Open air or unenclosed to semi-unenclosed areas intended for public access and use and are located per the Regulating Plan (Attachment 1). These areas range in size and development and serve to compliment and connect surrounding land uses and code requirements. (b) Private Common Open Space: A privately owned outdoor or unenclosed area, located on the ground or on a terrace, deck, porch, or roof, designed and accessible for outdoor gathering, recreation, and landscaping and intended for use by the residents, employees, and/or visitors to the development. This may or may not be accessible to the public, but shall be maintained privately. (c) Private Personal Open Space: A privately owned outdoor or unenclosed area, located on the ground or on a balcony, deck, porch, or terrace and intended solely for use by the individual residents of a condominium or multi-family dwelling unit. 9.6 Open Space Requirements (a) All non-residential development shall provide 4.0 sq.ft. of Private Common Open Space for every 100 sq. ft. of non-residential space or fraction thereof. This standard shall only apply to all site plans two (2) acres in size or larger. (b) All residential development of five (5) attached dwelling units or more, on a single parcel, shall meet the Private Common Open Space standards established in this Section. Table 9-2 establishes the private common open space requirement based on the proposed intensity of residential development. DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 86   Table 9-2 Private Common Open Space Requirements Residential Density (dwelling units per acre) Private Common Open Space Standard Proposed (area of private common space per dwelling unit) 0 – 4 DU / acre Not required 5 – 19 DU / acre Provide minimum of 160 sf per dwelling unit 20 – 29 DU / acre Provide minimum of 120 sf per dwelling unit 30 – 39 DU / acre Provide minimum of 80 sf per dwelling unit 40 – 79 DU / acre Provide minimum of 60 sf per dwelling unit More than 80 DU / acre Provide minimum of 40 sf per dwelling unit (c) All residential development with seven (7) or more attached units within the TRC shall also meet the Private Personal Open Space standards established in this Section. Table 9-3 establishes the Private Personal Open Space requirement based on the proposed intensity and type of residential development. Live-work units are exempted from Private Personal Open Space requirements. Table 9-3 Private Personal Open Space Requirements Residential Density (dwellings per acre) Private Personal Open Space Standard Proposed 7 - 19 DU / acre Ground floor units: all dwelling units shall have private personal open space including one of the following: Porch, Stoop, Patio, or Deck or combination Upper floor units: 60% of all dwelling units shall have a balcony. 20 – 29 DU / acre Ground floor units: all dwelling units shall have one of the following: Porch, Stoop, Patio, or Deck Upper floor units: 60% of all dwelling units shall have a Balcony. 30-39 DU / acre Ground floor dwelling units: All units shall include one of the following: Porch, Stoop, Patio, or Deck Upper floor dwelling units: 50% of all upper dwelling units shall have a Balcony. 40-79 / acre Ground floor dwelling units: All exterior facing units shall include one of the following: Porch, Stoop Garden, Patio, or Deck Upper floor dwelling units: 40% of upper units shall have a Balcony. More than 80 DU / acre Ground floor dwelling units: All exterior facing units shall include one of the following: Porch, Stoop, Patio, Deck, or Juliet Upper floor dwelling units: 30% of upper units shall have a Balcony. (d) Attachment 3 shall provide the palette of open/civic space types.   DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 87   10.0 Streetscape and Landscape Standards 10.1 Sidewalks. Public sidewalks are required for all development under this code and shall meet the standards of Table 10-1 and shall be based on the Street Classification per Attachments 5. The minimum sidewalk width requirement shall apply regardless of the available right-of-way. If necessary to meet the required sidewalk width, the sidewalk shall extend onto private property to fulfill the minimum requirement, with a permanent public access easement provided. Sidewalks shall consist of two (2) zones: a planting zone located adjacent to the curb, and a clear zone (see Figures 10-1). (a) Planting Zone: The planting zone is intended for the placement of street trees, if required, and street furniture including seating, street lights, waste receptacles, fire hydrants, traffic signs, newspaper vending boxes, bus shelters, bicycle racks, public utility equipment such as electric transformers and water meters, and similar elements in a manner that does not obstruct pedestrian access or motorist visibility (see Figure 10-1). This zone may be planted with vegetation along the street or paved to match the grade of the clear zone. Landscaping and streetscaping shall follow the City of Arden Hills Street Design Manual for details and process. (b) Clear Zone: The clear zone shall be hardscaped, shall be located adjacent to the planting zone, shall comply with ADA and Minnesota Accessibility Code and shall be unobstructed by any permanent or nonpermanent element for the required minimum width and a minimum height of eight (8) feet (see Figure 10-1). Accessibility is required to connect sidewalk clear zones on adjacent sites. (c) Fee In-Lieu Option: An applicant may opt to pay a proportional fee in-lieu for the required sidewalk if the development project is phased or the sidewalk improvements need to match the timing of a programmed City capital project affecting that street frontage. Figures 10-1 Illustrations delineating the Streetscape Zone elements DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 88   Table 10-1 Required Public Sidewalk Standards by Street Classification Street Classification Spine Road (Various) Town Street Collector Road (Various) Neighborhood (Various) Standard Min. Streetscape Zone width (includes planting zone and clear zone) (feet) Varies 11’ (two-sides) 11’ (two-sides) 11’ (two-sides) 6’ (one-sided sidewalk; planting zone on side without sidewalk) Min. Planting Zone width (feet) Varies 6’ 6’ 6’ Min. Clear Zone (feet) Varies 5’ 5’ 5’ (one-side min.) Street Trees Required (see Section11.2 for standards) Yes Yes Yes Varies 10.2 Street Trees and Streetscape: (a) Street trees shall be required per Attachment 5 within the Planting/Furnishings Zone. (b) Street trees shall be centered within the Planting Zone and be planted a minimum of 3’ from the back of curb. (c) Spacing shall be an average of 40 feet on center (measured per block face) along all Streets as required by Attachment 5. (d) The minimum caliper size for each tree shall be 3” and shall be a minimum of 12 feet in height at planting. Each tree shall be planted in a planting area no less than 36 sq. feet. (e) Preferred street tree species are Oak, Maple, Linden, Hackberry, Birch or Aspen varieties and arrangement of species shall be interspersed in order to prevent wholesale loss of street trees in the case of disease. (f) Area between the building facade and property line or edge of existing sidewalk along Pedestrian Priority Frontages shall be such that the sidewalk width shall be a minimum of 10’ (with public access easement if necessary) with the remainder of the setback area paved flush with the public sidewalk. Sidewalk cafes, landscaping within tree-wells or planters may be incorporated within this area. (see illustration in Section 6.1) 10.3 Screening Standards (a) Street Screen Required: Any surface parking lot with frontage along a public right of way shall be defined by a 3-foot high Street Screen (see Figure 10-2). Furthermore, along all streets (except alleys), service areas and ground-mounted utility equipment shall be screened in such a manner that the service area shall not be visible to a person standing on the property line on the far side of the adjoining street (see Figure 10-3). Required Street Screens shall be of one of the following:  The same building material as the principal structure on the lot or  A vegetative screen composed of shrubs planted to be opaque and evergreen at maturity, or DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 89    A combination of the two. i. Street Screens cannot block any required sight triangles along a cross street or driveway. ii. Street Screens may include breaks to provide pedestrian access from any surface parking or service area to the public sidewalk. Vegetative screening shall be evergreen. Figure 10-2 Illustration showing required Street Screen along all frontages without a Building within the BTZ (b) Screening of Roof Mounted Equipment: All roof mounted mechanical equipment (except solar panels) shall be screened from view of a person standing on the property line on the far side of the adjoining street (see Figure 10-3). The screening material used shall be the same as the primary exterior building material used. Figure 10-3 Illustration showing required screening of roof and ground mounted equipment DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 90   10.4 Street Lighting: Street lighting should be provided on Spine, Town, Collector and Collector with Trail roads. Refer to City Public Works Design Manual for lighting palette. The following standards shall apply for pedestrian scale lighting: (a) They shall be no taller than 30 feet. (b) Street lights shall be placed at an average of 40 feet on center, approximately three (3) feet behind the back of curb, aligned with street trees, and where street trees are planted. (c) The light standard selected shall be compatible with the design of the street and buildings. (d) All other standards for street lighting shall direct light downward or properly shielded with ¾ or fully shielded fixtures to prevent glare and light pollution. 10.5 Exterior Lighting: All development in the TRC (including surface parking lots) with the exception of Duplex, Single-Family Attached, Single-Family detached, Townhouse, and Two- Family Residential Uses shall comply with the Exterior Lighting regulations in AHC Section 1325. 10.6 Street Furniture (a) Street Furniture shall be placed within the Plantings/Furnishings Zone or within the front setback area only. Benches and bike racks are recommended along all Pedestrian Priority Frontages and will be placed in alignment with light poles and street trees. (b) Trash receptacles shall be required for all development along Pedestrian Priority Frontages. Trash receptacles should be placed at street corners. If development is located mid-block, place the trash can near front entry. (c) All street furniture shall be located in such a manner as to allow a Clear Zone of a minimum of six (6) feet in width. Placement of street furniture and fixtures shall be coordinated with organization of sidewalks, landscaping, street trees, building entries, curb cuts, signage, and other street fixtures. (d) Materials selected for paving and street furniture shall be of durable quality and require minimal maintenance. 10.7 Utilities (a) All utility lines shall be underground. DRAFT November 12, 2014  TCAAP Redevelopment Code Page | 91   Figure 10-8 Illustration showing preferred utility locations within the Streetscape Zone, except on Spine Road. (b) Locations on private property must be found for switchgear and transformer pads needed to serve that property. Such locations shall be either along General Frontages or at the side or rear of the property and screened from view of a person standing on the property line on the far side of any adjoining street (see Figure 10-3). 10.8 Parking Lot Landscaping: All surface parking shall meet the standards for parking lot landscaping in the AHC Section 1325. DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 92   11.0 Sign Standards 11.1 Applicability: Except for sign types, sign dimensional standards, and as specifically listed below, all other signage and sign standards shall comply with the AHC Chapter 12. 11.2 Prohibited Sign: The following types of Signs shall be prohibited in the TRC: (a) Any sign that flashes, blinks, revolves, or is put into motion will not be permitted except as allowed in TRC Section 11.16; (b) Streaming or video signs or screens; (c) Non-shielded LED or flood lights; (d) Streamers and inflatable mascots; (e) Portable or wheeled signs and advertising devices on the site other than sandwich board signs and mounted menu signs permitted in Table 11-1; and (f) Any additional prohibited signage in AHC Section 1230.02. 11.3 Sign Types Permitted: All development to which this Section is applicable shall comply with the Sign Regulations in Table 11-1 below. DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 93   Table 11-1 Permitted Sign Types by Character Zone LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard Permanent Signs HIGHWAY MONUMENT SIGN OMU A sign not attached to a building, but permanently supported by a structure extending from the ground and permanently attached to the ground. 11.4 CORRIDOR MONUMENT SIGNS A sign not attached to a building, but permanently supported by a structure extending from the ground and permanently attached to the ground. A Corridor Monument sign shall be smaller than a Highway Monument Sign. 11.5 CC TC RMU OMU FO NT NB CC  RMU  OMU  FO  CC  RMU  OMU  FO  DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 94   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard BUILDING IDENTITY SIGN CC A Wall Sign attached to the upper floor of a multiple story building or parapet of single tenant one-story building that provides identification of the entire building. (May be used instead of the Building Projecting Sign) 11.6 STOREFRONT/ TENANT WALL SIGNS Wall Sign attached to a retail storefront or sign band area directly adjacent to the retail storefront within a multi- tenant building. (May be used instead of a Tenant Canopy Sign) 11.7 BUILDING PROJECTING SIGNS Wall Sign that extends a distance of more than 18” perpendicular from the building façade. Sign is placed on the upper floors of a multiple story building. (May be used instead of the Building Identity Sign) 11.8 CC TC RMU OMU FO NT NB CC  RMU  OMU  FO  TC  CC  RMU  OMU  TC  CC  RMU  OMU  FO  TC  DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 95   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard ROOF SIGNS Not permitted A sign installed over or on the roof of a building. TENANT CANOPY SIGNS A sign mounted to a canopy or awning that is within or directly adjacent to a retail storefront. (May be used instead of a Storefront/Tenant Wall Sign) 11.9 TENANT BLADE SIGNS Wall Sign that extends a distance more than 18” perpendicular from the building façade and is oriented towards the sidewalk. Sign is mounted to a retail storefront or may be mounted under a canopy. 11.10 CC TC RMU OMU FO NT NB CC  RMU  OMU  FO  TC  NT  RMU  OMU  TC  NT  DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 96   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard WINDOW SIGNS A sign mounted to or intended to be seen through a window. 11.11 DIRECTIONAL SIGNS A vehicular sign with directional information intended to direct visitors to various destinations within a larger development with multiple buildings. 11.12 DIRECTORY SIGNS A pedestrian oriented sign containing a listing and or map of the tenants and destinations within an area, block, building or development. 11.13 CC TC RMU OMU FO NT NB CC  RMU  OMU  FO  TC  CC  RMU  OMU  FO  TC  CC  RMU  OMU  FO  TC  NT  DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 97   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard SANDWICH BOARD AND MOUNTED MENU SIGNS A temporary sign with two connected faces usually arranged back to back. A temporary or permanent pole or wall mounted sign that displays a restaurant menu.      11.14 ADDRESS SIGNS All A sign containing only the lot, building or retail tenant address. 11.15 CC TC RMU OMU FO NT NB CC  RMU  OMU  TC  NT  DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 98   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard MARQUEE SIGN A sign placed over the entrance to a theatre or other public gathering venue. It has signage stating either the name of the establishment or, in the case of theatres or other public venues, the name of the event, artist, and other details of the event appearing at that venue. The marquee is often identifiable by a surrounding cache of light bulbs, usually yellow or white, that flash intermittently or as chasing lights. Marquee signs may often be combined with Building Projecting signs.   11.16 Temporary Signs BANNERS A temporary fabric or vinyl sign hung from a building façade. 11.17 CC TC RMU OMU FO NT NB RMU  TC  CC  RMU  OMU  FO  TC  NT  DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 99   LEGEND Campus Commercial Town Center Retail Mixed Use Office Mixed Use Flex Office Neighborhood Transition Neighborhood Sign Type Zoning District Allowed Description Image Standard TEMPORARY CONSTRUCTION SIGNS All A temporary sign mounted to a construction fence that announces a new business or construction project. 11.18 CC TC RMU OMU FO NT NB DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 100   11.4 Highway Monument Sign Location Standards (a) I-35W and Hwy 10 Frontages only a.Located within 60 ft. of the edge of I-35W or Hwy 10. b. Maximum height of 30 ft. above the street pavement grade of the elevated portion of the highway. c. Maximum total sign face area of 400 sq. ft (cumulative of all surfaces). Sign face may be divided into multiple segments. Area between segments does not count toward sign face area. d. One sign allowed for lots with at least 1,000 ft. of highway frontage. Two signs permitted for frontages greater than 1,000 ft. Signs to be a minimum of 1,000 ft. apart. 11.5 Corridor Monument Sign Location Standards (a) All per zoning district permitted i. Maximum area of 0.7 sq. ft. for each linear foot of street frontage with a maximum of 150 sq. ft. for multi-tenant signs. ii. Corridor Monument Sign not permitted for single-tenant buildings, instead multiple single tenants should be combined onto one (1) Corridor Monument Sign. iii. One per lot. For lots with a total street frontage greater than 500 ft., two (2) signs are permitted. Signs must be a minimum of 400 ft. apart. iv. For lots fronting two streets, one sign is permitted on each street. v. Maximum height of 12 ft. above frontage street pavement grade. vi. Monument structure shall include a base, frame, and cap around the sign area. Material shall be the same as the principal structure on the lot. vii. Maximum total area shall not exceed 1.5 times the permitted sign copy area of a sign. 11.6 Building Identity Sign Location Standards (a) I-35W, Hwy 10 and MN-96 Frontages only i. May be used for single tenant commercial, office or institutional buildings only (multiple tenant building shall be subject to 11.7 below). ii. May be used instead of a Building Projecting Sign or a Roof Sign iii. Maximum area of 200 sq. ft. or 15% of the façade area, whichever is less. iv. Mount in upper third of the facade. (b) All frontages other than I-35W, Hwy 10 and MN-96 i. May be used for single tenant commercial, office or institutional buildings only (multiple tenant building shall be subject to 11.7 below). ii. May be used instead of a Building Projecting Sign iii. Maximum area of 150 sq. ft. or 10% of the façade area, whichever is less. iv. Mount in the upper third of the facade DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 101   11.7 Storefront/Tenant Wall Sign Location Standards (a) IH-35W, Hwy 10 and MN-96 Frontages only i. May be used for multiple tenant commercial, office or institutional buildings only (single tenant building shall be subject to 11.6 above). ii. May be used instead of a Tenant Canopy Sign iii. May be located on the ground floor façade only (sign to be mounted below 25 feet as measured from finished grade outside the facade). iv. One sign per tenant space; area to be calculated at 2 sq.ft. per linear foot of tenant space façade along the building’s frontage up to a maximum of 150 sq.ft. v. Sign to be located between demising walls of leased storefront. vi. Sign shall not overlap architectural features like window lintels, canopy support points, coping, etc. vii. Wall sign may encroach, a maximum of 12”, on to a sidewalk while maintaining a vertical clearance of 8 ft. from the finished sidewalk if it is non-illuminated and 11 ft. from the finished sidewalk if it is illuminated. viii. Building signs may be internally or externally lit. (b) All frontages other than IH-35W, Hwy 10 and MN-96 i. May be used for multiple tenant commercial, office or institutional buildings only (single tenant building shall be subject to 11.6 above). ii. May be used instead of a Tenant Canopy Sign iii. May be located on the ground floor façade only (sign to be mounted below 25 feet as measured from finished grade outside the facade). iv. One sign per tenant space; area to be calculated at 1.5 sq.ft. per linear foot of tenant space façade along the building’s frontage up to a maximum of 100 sq.ft. v. Sign to be located between demising walls of leased storefront. ix. Sign shall not overlap architectural features like window lintels, canopy support points, coping, etc. vi. Wall sign may encroach, a maximum of 12”, on to a sidewalk while maintaining a vertical clearance of 8 ft. from the finished sidewalk if it is non-illuminated and 11 ft. from the finished sidewalk if it is illuminated. vii. Building signs may be internally or externally lit. viii. Live-Work and Home occupations: One sign limited to an area of 30 sq. ft. max. 11.8 Building Projecting Signs Location Standards (a) All per zoning district permitted i. Building Projecting sign may be permitted in place of a Building Identity Sign. ii. Maximum area of 200 sq. ft. or 15% of the façade area, whichever is less iii. Will not obstruct any pedestrian or vehicular way (vertical clearance of 10 ft. from the finished sidewalk if it is non- DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 102   illuminated and 11 ft. from the finished sidewalk if it is illuminated). iv. Sign may project no more than 50% of the width of the sidewalk or six (6) ft. from building façade line (whichever is less). v. Sign may not extend above building parapet line or eaves line. vi. Maximum of one per façade vii. Signs must be constructed of durable materials. Impermanent materials, such as canvas or flexible vinyl, are not allowed. 11.9 Tenant Canopy Sign Location Standards (a) All per zoning district permitted i. May only be used instead of a Storefront/Tenant Wall Sign. ii. One sign per tenant space; area to be calculated at 1.5 sq.ft. per linear foot of tenant space façade along the building’s frontage up to a maximum of 100 sq.ft. iii. Sign to be located between demising walls of leased storefront. iv. Sign shall not extend beyond outermost edges of canopy. v. Signs are to be mounted over the canopy, on the face of a canopy or over any awnings 11.10 Tenant Blade Sign Location Standards (a) All per zoning district permitted i. One Blade sign per tenant space ii. May be located on the ground floor façade only (sign to be mounted below 15 feet as measured from finished grade outside the facade) iii. Maximum area of 15 sq. ft. iv. Will not obstruct any pedestrian or vehicular way. Minimum vertical clearance of ten (10) ft. from the finished sidewalk if it is non-illuminated and 11 ft. from the finished sidewalk if it is illuminated. v. Sign may project no more than three (3) ft. from building wall or a distance equal to 50% of the width of the abutting sidewalk (whichever is less). 11.11 Window Sign Location Standards (a) All per zoning district permitted i. No permit is required for small-scale (under 1.0 sq. ft. in total area) signs placed at the pedestrian eye level. These exempted signs include: tenant logo and name, website or other social media address store hours and address, and public safety decals as required by applicable codes or government regulations. ii. Window signs include any signage attached to the storefront glazing or located on storefront interior within three (3) ft. of the storefront and intended to be viewed from the storefront exterior. iii. Maximum area of 25% of overall glazed storefront, including doors. DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 103   11.12 Directional Signs Location Standards (a) All per zoning district permitted i. Permitted only for multi-tenant commercial and mixed-use developments with multiple building within one development. ii. Applies only to signs located at lot entrances accessible from public streets. iii. Maximum size of 60 sq. ft. iv. Maximum height of eight (8) ft. above frontage street pavement grade. v. One sign permitted per development entrance. Maximum of two (2) signs per street frontage. vi. Signs located on interior of site and not intended to be viewed or utilized by traffic on public streets do not require a permit. 11.14 Directory Signs Location Standards (a) All per zoning district permitted i. Signs located on interior of lot and not intended to be viewed or utilized by traffic on public streets do not require a permit. In such cases, any sign lettering or logos used must be less than 2” (max.). 11.15 Sandwich Board and Mounted Menu (Temporary and Permanent) Signs Location Standards (a) All per zoning district permitted i. Permitted only for retail, service, or restaurant tenants. ii. Maximum area of 8 sq. ft. per sign face iii. Maximum height of 4 ft. iv. One per storefront. v. Sign shall not interfere with any pedestrian way and a minimum of 5 ft. of sidewalk shall remain clear. vi. Chalkboards may be used for daily changing of messages. Reader boards (electronic and non-electronic) shall be prohibited. vii. Sandwich Board Signs and temporary Mounted Menu Signs shall be removed every day after the business is closed. 11.16 Address Signs Location Standards (a) All per zoning district permitted i. Allowed per AHC Section 1230.01 – Subsection 3. 11.17 Marquee Signs Location Standards (a) All per zoning district permitted i. Permitted for theatres, auditoriums, and other public gathering venues of 100 persons or more; ii. Marquee signs shall be attached to the building or located above or below a canopy only; DRAFT November 25, 2014  TCAAP Redevelopment Code Page | 104   iii.Area = 100 sq ft. maximum; iv. Message board may be changeable copy (non-electronic). v. Electronic message boards may be permitted with a Permitted Adjustment. 11.18 Banners Location Standards (a) All per zoning district permitted i. Maximum area of 150 square feet or 10% of the façade area, whichever is less. ii. For multi-tenant buildings, individual tenant banners shall not exceed the width of the tenant bay. iii. Banners shall only be permitted on a temporary basis for a maximum period of 30 days per calendar year. Upon review of need by Community Development Department, an extension or additional time may be granted with submittal of a new application. 11.19 Temporary Construction Signs Location Standards (a) All per zoning district permitted i. Must be attached to a part of a temporary construction fence. 11.20 For Sale/Lease Signs Location Standards (a) All per zoning district permitted i. Allowed per AHC Section 1250.02 – Subsection 5. 11.21 Additional Standards a. Signs located on interior of a lot and not intended to be viewed or utilized by traffic on public streets do not require a permit. b. Retail, service, and restaurant business that wrap a building corner creating two or more storefronts will be permitted to place signs on each storefront. c. Encroachments into public right-of-way shall not be permitted. See section 6.1(i) for standards for encroachments over required setback areas. TCAAP Redevelopment Code ATTACHMENTS DRAFT November 2014 Table of Contents 1: Regulating Plan 2: TCAAP Master Plan 3: Palette of Open Space Types 4: Development Review Chart 5: Street Cross Sections 6: Street Type Plan Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community Legend Pedestrian-Friendly Pedestrian Priority Gateway Overlay Civic Campus Commercial Flex Office Water Infrastructure Neighborhood Neighborhood Transition Office Mixed-Use Required Open Space Retail Mixed-Use Town Center ¯0 600 1,200 1,800300Feet Regulating PlanTCAAP Redevelopment CodeDRAFT November 10, 2014 DRAFT September 2014 TCAAP Redevelopment Code Page | 107   2: Illustrative Vision DRAFT September 2014 TCAAP Redevelopment Code Page | 108   Attachment 3 Palette of Open Space Types  The Open Space Types and Standards contained herein shall be used as a guide to fulfill the required and recommended Open Space requirements of Section 9 of the TRC. These open space types may be Public or Private Common Open Spaces. The following section provides a description of these open space types including the design context and criteria consistent with the Vision for TRC Neighborhoods. 1. Public Open/Civic Space Types (a) Pocket Park Standards Pocket Parks are small scale public open spaces intended to provide recreational opportunities where (publicly accessible/park) space is limited. They are often located between buildings and developments; on single vacant lots; and on small irregular pieces of land. Low maintenance landscaping and facilitie s i s r e c o m m e n d e d i n o r d e r t o support multiple pocket parks in a park system. Development may include pavilions, picnic tables, small performance stage, seating areas, gathering areas, family play areas, gazebos, small game areas, small community gardens, dog parks, and interactive art. Shade and lighting is desired. Typical Characteristics General Character Small open space responding to specific user groups and space available. Range of character can be for intense use or aesthetic enjoyment. Low maintenance is essential. Location and Size 0.25 – 1.99 acres Within walking distance of either a few blocks or up to a ¼ mile of residences Typical Uses Varies per user group DRAFT September 2014 TCAAP Redevelopment Code Page | 109   (b) Green Standards A Green is a public open space available for civic purposes, commercial activity, unstructured recreation and other passive uses. Greens shall primarily be naturally landscaped with many shaded places to sit. Open lawn areas shall encourage civic gathering. Appropriate paths, civic elements, fountains or open shelters may be included and shall be formally placed within the Green. A Green shall be adjacent to a public right of way and be spatially defined by buildings which shall front onto and activate this space. Typical Characteristics General Character Open space Spatially defined by street and building frontages and landscaping Lawns, trees and shrubs naturally disposed Open shelters and paths formally disposed Location and Size 0.25 – 4 acres Minimum width – 25’ Minimum pervious cover – 80% Minimum perimeter frontage on public right of way – 50% Typical Uses Unstructured recreation Casual seating Commercial and civic uses No organized sports DRAFT September 2014 TCAAP Redevelopment Code Page | 110   (c) Square Standards A square is a public open space available for civic purposes, commercial activity, unstructured recreation and other passive uses. The square should have an urban, formal character and be defined by the surrounding building frontages and adjacent tree- lined streets. All buildings adjacent to the square shall front onto the square. Adjacent streets shall be lined with appropriately scaled trees that help to define the square. The landscape shall consist of lawns, trees, and shrubs planted in formal patterns and furnished with paths and benches. Shaded areas for seating should be provided. A civic element or small structure such as an open shelter, pergola, or fountain may be provided within the square. Typical Characteristics General Character Formal open space Spatially defined by buildings and tree- lined streets. Open shelters, paths, lawns, and trees formally arranged Walkways and plantings at all edges Abundant seating opportunities Location and Size 0.25 – 4 acres Minimum width – 25’ Minimum pervious cover – 60% Minimum perimeter frontage on public right of way – 60% Located at important intersections Typical Uses Unstructured and passive recreation – no organized sports. Community gathering Occasional commercial and civic uses   DRAFT September 2014 TCAAP Redevelopment Code Page | 111   (d) Plaza Standards A plaza is a public open space that offers abundant opportunities for civic gathering. Plazas add to the vibrancy of streets within the higher density zones and create formal open spaces available for civic purposes and commercial activity. Building frontages shall define these spaces. The landscape should have a balance of hardscape and planting. Various types of seating should be provided from planter seat walls, to steps, to benches, to tables, and chairs. Trees should be provided for shade. They should be formally arranged and of appropriate scale. Plazas typically should be located at the intersection of important streets. A minimum of one public street frontage shall be required for plazas. Typical Characteristics General Character Formal open space A balance of hardscape and planting Trees important for shade Spatially defined by building frontages Location and Size 0.1 – 1 acre Minimum width – 30’ Minimum pervious cover – 20% Minimum perimeter frontage on public right of way – 25% Located at important intersections, at vista termini, or at entrances to public/civic buildings Typical Uses Commercial and civic uses Formal and casual seating Tables and chairs for outdoor dining Retail and food kiosks    DRAFT September 2014 TCAAP Redevelopment Code Page | 112   (e) Pocket Plaza Standards A pocket plaza is a small scale public open space that serves as an impromptu gathering place for civic, social, and commercial purposes. The pocket plaza is designed as a well-defined area of refuge separate from the public sidewalk. It is frequently located in a building supplemental zone next to the streetscape. These areas contain a lesser amount of pervious surface than other open space types. Outdoor dining with café tables and chairs, water features, public art and other shaded amenities are appropriate uses. Typical Characteristics General Character Formal open space for gathering Defined seating areas Refuge from the public sidewalk Spatially defined by the building configuration Location and Size Min. 300 s.f. Min. width – 15’ / Max. width 20’ Minimum pervious cover –10 % Minimum perimeter frontage on public right of way – 25% Located at important intersections, at vista termini, or at entrances to public/civic buildings Typical Uses Civic and commercial uses Formal and casual seating DRAFT September 2014 TCAAP Redevelopment Code Page | 113   (f) Pedestrian Passage (Paseo) Standards Pedestrian passages or paseos are linear public open spaces that connect one street to another at through-block locations. Pedestrian passages create intimate linkages through buildings at designated locations. These wide pathways provide direct pedestrian access to residential or other commercial addresses and create unique spaces for frontages to engage and enter off of. Pedestrian passages allow for social and commercial activity to spill into the public realm. Pedestrian passages should consist of a hardscape pathway with pervious pavers activated by frequent entries and exterior stairways. The edges may simply be landscaped with minimal planting and potted plants. Shade is required for the success of the paseo. Typical Characteristics General Character Hardscape pathway with pervious pavers Defined by building frontages Frequent side entries and frontages Shade Required Minimal planting and potted plants Maintain the character of surrounding buildings Standards Min. Width 15 feet Typical Uses Pedestrian connection and access Casual seating DRAFT September 2014 TCAAP Redevelopment Code Page | 114   (g) Multi-Use Trail Standards A multi-use trail is a linear public open space that accommodates two or more users on the same, undivided trail. Trail users could include pedestrians, bicyclists, skaters, etc. A trail frequently provides an important place for active recreation and creates a connection to regional paths and biking trails. Pedestrian amenities add to recreational opportunities. These include drinking fountains, scenic view posts, fitness stations, and directional signs, and may be spread along the trail or grouped in a trailhead area. Typical Characteristics General Character Multi-use trail in Neighborhood Park: Naturally disposed landscape Trees lining trail for shade Appropriately lit for safety Formally disposed pedestrian furniture, landscaping and lighting Multi-use trail along Spine Road or through neighborhoods.: Paved trail with frequent gathering spaces and regular landscaping. Standards Min. Width 12 feet Typical Uses Active and passive recreation    DRAFT September 2014 TCAAP Redevelopment Code Page | 115     (h) Family-friendly Play Area Standards Family-friendly play areas are areas within open spaces that are conducive to the recreational needs of families with children. Family-friendly play areas range in style from pocket parks within mixed use developments to playscapes within neighborhood parks. These play areas should serve as quiet, safe places -- protected from the street and typically located where children do not have to cross major streets to access. An open shelter, play structures or interactive art and fountains may be included with landscaping between. Shaded areas and seating shall be provided for ease of supervision. Playscape equipment and design must be reviewed and approved by the City prior to installation. The need for fencing depends on the surrounding environment. A larger playground may be incorporated into a neighborhood park, whereas a more intimate family oriented design may be incorporated into a pocket park. Typical Characteristics General Character Focused toward family-friendly needs Fencing depends on surroundings Open shelter Shade and seating provided Play structure, interactive art or fountains Standards Min. Size 300 sq.ft. Max. Size N/A As described by open space type in which playground is located Protected from traffic No service or mechanical equipment Typical Uses Active and passive recreation Unstructured recreation Casual seating DRAFT September 2014 TCAAP Redevelopment Code Page | 116   2. Private Common Open Space Types (a) Forecourt Standards Forecourt is a small scale private common open space surrounded on at least two sides by buildings. A forecourt is typically a building entry providing a transition space from the sidewalk to the building. The character serves as a visual announcement of the building to visitors with additional amenities such as signage, water features, seating, planting, etc. Forecourts should be laid out proportionate to building height with a 1:4 (min.) ratio. In order to offset the impact of taller buildings, the detail of the forecourt level should seek to bring down the relative scale of the space with shade elements, trees, etc. The hardscape should primarily accommodate circulation. Seating and shade are important for visitors. Trees and plantings are critical to create a minimum of 30% pervious cover and offset the effect of the urban heat island. Typical Characteristics General Character Small scale private common open space Defined by buildings on at least 2 sides with connection to public sidewalk Size of court should be proportionate to building height Hardscape should accommodate entry circulation Trees and plants are critical Enhance the character of surrounding buildings Standards Min. Width 25’ Minimum Size Depth: Based on building height ratio; Width: Max. of 50% of the building’s frontage along that street Minimum pervious cover – 30% Typical Uses Building Entry Circulation Visual building announcement    DRAFT September 2014 TCAAP Redevelopment Code Page | 117   (b) Courtyard Standards Courtyards are small scale private common open spaces surrounded on at least three sides by buildings with a pedestrian connection to a public sidewalk. Courtyards maintain the character and style of the surrounding buildings. Courtyards should be laid out proportionate to building height between 1:1 and 2:1 ratio (width to height of building). In order to offset the impact of taller buildings, the detail of the courtyard level should seek to bring down the relative scale of the space with shade elements, trees, etc. Transition areas should be set up between the building face and the center of the court. The hardscape should accommodate circulation, gathering, seating, and shade. Trees and plantings are critical to create a minimum of 30% pervious cover and offset the effect of the urban heat island. Typical Characteristics General Character Small scale private common open space Defined by buildings on at least 3 sides with connection to public sidewalk Size of court should be proportionate to building height Hardscape should accommodate circulation, gathering, and seating. Trees and plants are critical Maintain the character of surrounding buildings Standards Min. Width 25’ Minimum Area 650 s.f. Minimum pervious cover – 30% Typical Uses Gathering Casual seating    DRAFT September 2014 TCAAP Redevelopment Code Page | 118   (c) Roof Terrace Standards A Roof Terrace is a private common open space serving as a gathering space for tenants and residents that might not be at grade. Up to 50% of the required private common open space may be located on a roof if at least 30 % of the roof terrace is designed as a Vegetated or Green Roof. A Vegetated or Green roof is defined as an assembly or system over occupied space that supports an area of planted beds, built up on a waterproofed surface. Private common open space on a roof must be screened from the view of the adjacent property. The hardscape should accommodate circulation, gathering, seating, and shade. Typical Characteristics General Character Small scale private common open space on roof top Screened from view of adjacent property Vegetated portion critical Hardscape should accommodate gathering, seating, shade Provides common open space that might not be available at grade Standards Min. Area 50% of the roof top Planted area – 30% min. Typical Uses Gathering for tenants and residents Green Roof DRAFT October 23, 2014 TCAAP Redevelopment Code Page | 120   Attachment 5 Street Cross Sections The following street cross sections are established for the Street Types as established in Regulating Plan for TRC. The cross sections (including vehicular lane and on-street parking configurations, street tree placement, etc.) may be adjusted to fit existing contexts or other development contexts consistent with the vision for the Neighborhood with the approval of the City Engineer. In addition, the proposed cross sections may be adjusted to meet the needs of the Uniform Fire Code as adopted by the City. TOWN STREET DRAFT October 23, 2014 TCAAP Redevelopment Code Page | 121   TOWN STREET AT INTERSECTIONS DRAFT October 23, 2014 TCAAP Redevelopment Code Page | 122   COLLECTOR ROAD DRAFT October 23, 2014 TCAAP Redevelopment Code Page | 123   COLLECTOR ROAD WITH TRAIL DRAFT October 23, 2014 TCAAP Redevelopment Code Page | 124   NEIGHBORHOOD STREET DRAFT October 23, 2014 TCAAP Redevelopment Code Page | 125   RESIDENTIAL ALLEY COMMERCIAL ALLEY Legend Collector Collector with Trail Neighborhood Spine Road Town Road ¯0 600 1,200 1,800300Feet Regulating PlanTCAAP Redevelopment CodeAttachment 6 November 10, 2014 All other streets are general Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n n/ a M a y o r G r a n t Pl e a s e p r o v i d e e x a m p l e s o f o t h e r c o m m u n i t i e s t h a t Ga t e w a y P l a n n i n g h a s w o r k e d w i t h t o d e v e l o p a n d im p le m e n t t h i s t yp e o f Z o n i n g C o d e . X Provided n/ a Pl a n n i n g Co m m i s s i o n Th e u s e o f s p a n d r e l g l a s s o n w i n d o w s s h o u l d b e ad d r e s s e d w i t h i n t h e T R C . Ad d r e s s e d i n w h a t w a y ? N e e d C i t y C o u n c i l guidance. n/ a Pl a n n i n g Co m m i s s i o n Th e r e n e e d s t o b e d e s i g n f l e x i b i l i t y f o r c o r p o r a t e t e n a n t s th a t m a y l o c a t e o n t h e T h u m b p o r t i o n o f t h e s i t e . X Sp e c i a l D e v e l o p m e n t P l a n a l l o w s f l e x i b i l i t y o n l a r g e sites. n/ a Pl a n n i n g Co m m i s s i o n Ro o f - t o p d e c k s / p a t i o s s h o u l d b e c o n s i d e r e d w i t h i n t h e TR C . X Al l o w e d , f e a t u r e d i n t h e p a l e t t e o f o p e n s p a c e 4 M a y o r Ad d r e f e r e n c e t o j o b s a n d e c o n o m i c d e v e l o p m e n t t o se c t i o n 1 . 1 . X Up d a t e d 4 C M H o l d e n In s e c t i o n 1 . 1 ( a ) , d e l e t e t h e w o r d s , " i n c l u d i n g t h e in v e s t m e n t s a l r e a d y u n d e r w a y o n s i t e . " X Re m o v e d 4 C M H o l d e n Re m o v e t h e w o r d " v i l l a g e " f r o m p a r a g r a p h 3 o n p a g e 4 . Re p l a c e w i t h " c o m m u n i t y " o r s i m i l a r t e r m . X Up d a t e d 4 C M H o l d e n Re m o v e t h e w o r d " m o r e " f r o m t h e f i r s t p a r a g r a p h u n d e r 1 . 1 Pu r p o s e a n d I n t e n t . S e n t e n c e s h o u l d r e a d : " T h e p u r p o s e o f th e T R C i s t o i m p l e m e n t t h e v i s i o n f o r a w a l k a b l e , m i x e d - us e a n d v i b r a n t T C A A P d e v e l o p m e n t … " X Up d a t e d 4 C M H o l d e n Re m o v e t h e w o r d " u r b a n i s m " f r o m t h e s e c o n d p a r a g r a p h un d e r 1 . 1 P u r p o s e a n d I n t e n t . X Up d a t e d 5 C M H o l d e n Pl e a s e v e r i f y t h a t g o a l # 6 o n p a g e 5 r e g a r d i n g o f f e r i n g a ba l a n c e d p r o g r a m o f r e c r e a t i o n a l a c t i v i t i e s w a s t a k e n f r o m th e C i t y 's 2 0 3 0 C o m p r e h e n s i v e P l a n . X Ve r i f i e d a n d i s f r o m C o m p r e h e n s i v e P l a n n/ a C M H o l d e n Wi l l e x t e r i o r l i g h t i n g s t a n d a r d s b e a d d r e s s e d i n a l a t e r se c t i o n o f t h e T R C ? X Ye s n/ a C M H o l m e s Wi l l " R i c e C r e e k C o m m o n s " b e u s e d i n s t e a d o f " T C A A P " t o re f e r t o t h e s i t e i n t h e C o d e ? X Na m e w i l l n o t b e c h a n g e d 1. I n t r o d u c t i o n 2. C o m p o n e n t s Pa g e  1  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n Re g P l a n C M H o l d e n C h a n g e t h e c o l o r o f t h e w a t e r i n f r a s t r u c t u r e d i s t r i c t t o g r a y . X Up d a t e d C o l o r 6 C M H o l m e s Re v i s e t e x t r e g a r d i n g s i n g l e - f a m i l y a n d " r e t i r e m e n t ho u s i n g " i n s e c t i o n 2 . 1 (a ) (7 ). X Re v i s e d 6 R a m s e y C o u n t y Si g n i f i c a n t c o n c e r n o f t h e c u r r e n t d e v e l o p m e n t i s l i m i t i n g mu l t i - f a m i l y b u i l d i n g s w i t h g r e a t e r t h a n 1 2 u n i t s t o t h e d a r k or a n g e o f t h e T o w n C e n t e r . R e a c t i o n s f r o m o u r m e e t i n g s th e w i t h p r i v a t e s e c t o r d e v e l o p m e n t c o m m u n i t y i n d i c a t e th a t s e n i o r h o u s i n g , c o n d o m i n i u m s , c o o p e r a t i v e s , a n d ap a r t m e n t s m a y w a n t t o l o c a t e o n t h e n o r t h e r n a n d so u t h e r n p a r t s o f t h e T o w n n e i g h b o r h o o d , a n d m a y w a n t t o be o n t h e s o u t h e r n p a r t s o f t h e H i l l n e i g h b o r h o o d . W e a l s o do b e l i e v e t h a t a c o r n e r o f t h e C r e e k n e i g h b o r h o o d c o u l d po t e n t i a l l y i n c l u d e a h i g h e r v a l u e c o n d o b u i l d i n g o f a sm a l l e r s c a l e ( 3 5 t o 6 0 u n i t s ) o r a s e n i o r d e v e l o p m e n t . X Co u n c i l d i r e c t i o n r e q u e s t e d . Re g P l a n R a m s e y C o u n t y We w o u l d a l s o l i k e t o m e n t i o n , a s s e v e r a l d e v e l o p e r s h a v e , th a t w e b e l i e v e t h e r e t a i l a r e a a t C o u n t y R o a d H s h o u l d b e ex p a n d e d a l o n g t h e S p i n e R o a d . Co u n c i l d i r e c t i o n r e q u e s t e d . n/ a C M H o l d e n Co n c e r n e d a b o u t t h e a m o u n t o f s i d e w a l k s t h a t w i l l b e co n s t r u c t e d t h r o u g h o u t t h e s i t e a n d w h o w i l l b e r e s p o n s i b l e fo r m a i n t e n a n c e . X Ma i n t e n a n c e i s t o b e d e t e r m i n e d a n d s h o u l d b e re g u l a t e d t h r o u g h d e v e l o p m e n t a g r e e m e n t . I t h a s be e n d i s c u s s e d t h a t s i d e w a l k s w i l l b e H O A o r ho m e o w n e r m a i n t a i n e d i n n e i g h b o r h o o d s , a n d P I D or C i t y m a i n t a i n e d i n T o w n C e n t e r , t h e r e a r e m a n y di f f e r e n t o p t i o n s , b u t t h e y s h o u l d a l l b e h a n d l e d th r o u g h d e v e l o p m e n t a g r e e m e n t , n o t t h r o u g h zo n i n g d o c u m e n t . 3. A d m i n i s t r a t i o n Pa g e  2  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n n/ a C M H o l m e s Ho w c a n t h e T C A A P a n d A r d e n H i l l s z o n i n g c o d e s b e di f f e r e n t ? H o w c a n t h e C i t y a l l o w d i f f e r e n t r e q u i r e m e n t s i n TC A A P t h a n i n t h e r e s t o f A r d e n H i l l s ? W h a t a r e t h e de f a u l t s t h a t r e v e r t b a c k t o t h e A H c o d e ? X TC A A P w i l l b e a s e t o f n e w z o n i n g d i s t r i c t s i n t h e AH C a n d t h i s d o c u m e n t w i l l b e a d o p t e d b y re f e r e n c e . n/ a C M M c C l u n g Wh a t l e g a l f o o t i n g w i l l t h e C i t y h a v e t o s u s t a i n c h a l l e n g e s to t h e C o d e a n d J D A d e c i s i o n s ? Le g a l t e a m r e s p o n s e r e q u i r e d n/ a C M H o l d e n Wi l l t h e C i t y h a v e t h e b u r d e n o f l i t i g at i o n ? L e g al t e a m r e s p o n s e r e q u i r e d 9 C i t y C o u n c i l Pl e a s e c l a r i f y i n T a b l e 3 - 1 t h a t w h e r e t h e T R C i s n o t ap p l i c a b l e , t h e A H C d o e s s t i l l a p p l y a n d C i t y p e r m i t s m a y be r e q u i r e d . F o r e x a m p l e , r e f a c i n g a n e x i s t i n g s i g n w o u l d no t r e q u i r e p r o p e r t y o w n e r t o r e v i e w S e c t i o n 1 1 - S i g n St a n d a r d s i n t h e T R C , b u t a C i t y s i g n p e r m i t w o u l d b e re q u i r e d . X Co v e r e d i n S e c t i o n 3 . 2 ( b ) 13 - 1 6 C M H o l m e s Do f u t u r e r e m o d e l i n g , e x p a n s i o n , o r r e d e v e l o p m e n t pr o j e c t s g o t h r o u g h t h e J D A ? H o w w i l l t h e r e v i e w o f t h e s e pr o j ec t s b e d i f f e r e n t f r o m t h e r e s t o f A r d e n H i l l s ? X Pe r t h e J D A , f u t u r e p r o j e c t r e m o d e l s / c o n s t r u c t i o n wi l l b e b r o u g h t t h r o u g h t h e J D A , u n t i l t h e J D A n o lo n g er e x i s t s . 9- 1 2 C M H o l m e s T a b l e 3 - 1 : A p p l i c a b i l i t y M a t r i x i s d i f f i c u l t t o u n d e r s t a n d . X Ad d i t i o n a l c l a r i t y w i l l b e e v a l u a t e d n/ a C M M c C l u n g Do e s n o t w a n t t h e J D A t o p r o c e s s s u b s e q u e n t l a n d u s e ap p r o v a l s s u c h a s r e m o d e l i n g , e x p a n s i o n , o r re d e v e l o p m e n t . X Th i s p r o c e s s s h a l l b e g o v e r n e d p e r t h e J o i n t Po w e r s A g r e e m e n t . n/ a C M M c C l u n g Ho w w i l l t h e d e v e l o p m e n t r e v i e w p r o c e s s c h a n g e o n c e t h e JD A i s d i s s o l v e d ? X Re v i e w p r o c e s s w i l l p r o c e e d t h r o u g h c u r r e n t re v i e w b o d i e s . n/ a C M M c C l u n g In w h a t i n s t a n c e s w i l l a m a j o r m o d i f i c a t i o n r e q u e s t a l s o re q u i r e a C o m p r e h e n s i v e P l a n a m e n d m e n t ? X Ch a n g e s t o t h e F u t u r e L a n d U s e M a p 13 M a y o r Pl e a s e r e d r a w t h e p r o c e s s f l o w c h a r t . X Up d a t e d 14 - 1 5 C M H o l d e n Pl e a s e c l a r i f y l a n g u a g e i n t a b l e 3 . 3 s o t h a t i t i s l e s s te c h n i c a l . X Te c h n i c a l i t y i s r e q u i r e d t o i n t e r p r e t t h o s e p e r m i t t e d ad j u s t m e n t s t h a t a r e i n t h e t a b l e . I s t h e s p e c i f i c la n g u a g e t h a t i s u n c l e a r ? C o u n c i l d i r e c t i o n i s re q u e s t e d . 13 C M H o l m e s Ch a n g e " A d m i n i s t r a t i v e M o d i f i c a t i o n s " t o " M i n o r Mo d i f i c a t i o n s " X Up d a t e d t o P e r m i t t e d A d j u s t m e n t s p e r l e g a l r e v i e w me e t i n g Pa g e  3  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 15 M a y o r Mo r e d e t a i l s a r e n e e d e d o n w h e t h e r c e r t a i n m a j o r mo d i f i c a t i o n r e q u e s t s s h o u l d b e r e v i e w e d b y t h e P l a n n i n g Co m m i s s i o n b e f o r e g o i n g t o t h e C i t y C o u n c i l . Ne e d f e e d b a c k f r o m L e g a l n/ a C i t y C o u n c i l Ad d r e s s m o d i f i c a t i o n s r e g a r d i n g t h e l a n d s c a p e o r d i n a n c e in t h e A r d e n H i l l s Z o n i n g C o d e . Co n s u l t a n t r e q u i r e s a d d i t i o n a l i n f o r m a t i o n f o r t h i s re q u e s t . W h a t i s t h e c o n c e r n ? 14 - 1 5 C M H o l d e n O n t a b l e 3 . 3 , c h a n g e t o " p h y s i c a l a c c e s s a n d v i e w a c c e s s " . X Up d a t e d 14 R a m s e y C o u n t y We r e q u e s t t h a t P a g e 1 4 g e n e r a l l y r e c o g n i z e t h a t a l o n g t h e Sp i n e R o a d a c c e s s , b l o c k f a c e s , s i d e w a l k s , b u i l d i n g se t b a c k s , e t c . w i l l b e s u b j e c t t o C o u n t y r o a d a c c e s s sp a c i n g a n d g e n e r a l d e s i g n r e q u i r e m e n t s . X Ad d e d r e f e r e n c e t o r o a d a c c e s s a n d g e n e r a l de s i g n f o r S p i n e R o a d 14 R a m s e y C o u n t y Si d e w a l k s a r e r e q u i r e d t o b e 6 f e e t w i d e . W i l l t h i s b e t r u e fo r a l l r e s i d e n t i a l n e i g h b o r h o o d s t o o ? W e s u g g e s t s o m e va r i a b i l i t y i n t h e s c a l e d e p e n d i n g o n w h e r e t h e s i d e w a l k i s lo c a t e d . X Th i s r e q u i r e m e n t d e p e n d s o n m a i n t e n a n c e o f t h e si d e w a l k s . I f C i t y i s r e q u i r e d t o m a i n t a i n s i d e w a l k s , 6 f e e t m i n i m u m i s r e q u i r e d . 14 R a m s e y C o u n t y De f i n i t i o n i s s u e s i n t h e d o c u m e n t w e b e l i e v e r e q u i r e cl a r i f i c a t i o n : 1( a ) ( i i a n d i i i ) . H o w i s " c o n n e c t i v i t y " d e f i n e d ? 1( b ) . W h a t d o e s " p u b l i c p h y s i c a l a n d v i e w a c c e s s t o o p e n sp a c e a r e a s a r e r e q u i r e d " e n t a i l ? H o w d o e s t h i s r e l a t e t o ro a d s b o a r d e r i n g t h e g r e e n s p i n e , w h i c h m a y b e ap p r o p r i a t e i n p l a c e s b u t n o t a p p r o p r i a t e i n o t h e r s ? X Co n n e c t i v i t y u s e s i t s r e g u l a r l y u s e d d e f i n i t i o n , the st a t e o f b e i n g c o n n e c t e d which in this instance re q u i r e s s t r e e t s t o c o n n e c t t o e a c h o t h e r a n d re d u c e t h e a m o u n t o f c u l - d e - s a c s i n t h e de v e l o p m e n t o f r o a d w a y s , p e r l a n g u a g e i n t h e c e l l ad j a c e n t . Pa g e  4  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 15 R a m s e y C o u n t y Re l a t e d t o t h e p r e v i o u s c o m m e n t i s t h e l i m i t a t i o n i n T a b l e 3 - 3 r e s t r i c t i n g b l o c k f a c e s t o 4 0 0 f e e t . W e a g r e e t h a t a g r i d sy s t e m a n d p e d e s t r i a n a c c e s s i s i m p o r t a n t , b u t w e h e a r d fr o m d e v e l o p e r s v e r y d e f i n i t i v e l y t h a t a p a r t m e n t s , c o n d o s , an d c o o p e r a t i v e s w i l l r e q u i r e l a r g e r p a r c e l s ( 3 - 6 a c r e s w a s a c o m m o n t h e m e ) t o b e f i n a n c i a l l y v i a b l e . T h e C o u n t y i s co m m i t t e d t o a v a r i e t y o f h o u s i n g t y p e s a n d w i l l a l s o s e e k de v e l o p e r s w h o c a n b u i l d m a n o r h o m e s a n d s t a c k e d f l a t s bu t w e d o n o t b e l i e v e t h e s e s m a l l e r m u l t i - f a m i l y b u i l d i n g s ca n m e e t a l l t h e m a r k e t d e m a n d s a n d f i n a n c i a l g o a l s o f t h e Co u n t y . X Cu r r e n t m a x i m u m o f b l o c k s i z e s a r e 6 0 0 b y 6 0 0 (8 . 2 6 a c r e s ) , p e r a l l o w a n c e t a b l e 3 - 3 . T h i s h a s t o be d e t e r m i n e d o n a c a s e b y c a s e b a s i s . n/ a C i t y C o u n c i l Ad d i t i o n a l w o r k i s n e e d e d i n d e f i n i n g t h e d i s t i n c t i o n be t w e e n a m i n o r v e r s u s a m a j o r m o d i f i c a t i o n f r o m t h e ap p r o v e d M a s t e r P l a n . C o u n c i l w i l l n e e d t o d e t e r m i n e t o wh a t e x t e n t i t i s c o m f o r t a b l e w i t h g r a n t i n g J D A a u t h o r i t y t o ap p r o v e c h a n g e s f r o m t h e M a s t e r P l a n a n d s e t c l e a r , un a m b i g u o u s s t a n d a r d s a n d c r i t e r i a . X Re v i s e d D e v e l o p m e n t R e v i e w p r o c e s s h a s b e e n su b m i t t e d f o r r e v i e w n/ a M a y o r Th e C i t y n e e d s a l o o k b a c k a t t h r e s h o l d s o f d e v e l o p m e n t (5 0 % , 7 0 % ) t o d e t e r m i n e w h e t h e r p r o j e c t s a p p r o v e d b y t h e JD A a r e c o n s i s t e n t w i t h t h e v i s i o n e s t a b l i s h e d b y t h e C i t y , pa r t i c u l a r l y i n t e r m s o f n u m b e r s o f r e s i d e n t i a l u n i t s nu m b e r s a n d d e n s i t y . X Pr o c e s s c o n c e r n t h a t s h o u l d b e h a n d e d t h r o u g h JP A a n d l e g a l r e v i e w / d e v e l o p m e n t a g r e e m e n t s . Th i s s h o u l d n o t b e h a n d l e d t h r o u g h z o n i n g . 13 C M H o l d e n Fo r h o w l o n g w i l l f u t u r e r e m o d e l i n g , e x p a n s i o n , o r re d e v e l o p m e n t p r o j ec t s g o t h r o u g h t h e J D A ? X Un t i l t h e J D A n o l o n g e r e x i s t s 13 C M H o l m e s De s c r i b e w h a t h a p p e n s w h e n t h e J D A i s d i s s o l v e d , i n ac c o r d a n c e w i t h t h e J o i n t P o w e r s A g r e e m e n t , o n c e t h e Co u n t y h a s s o l d a l l i t s p r o p e r t y . I s t h e T R C s t i l l a p p l i c a b l e ? Th e T R C a n d t h e A H C s h o u l d b e a s s i m i l a r a s p o s s i b l e . X Re q u i r e s r e s p o n s e f r o m L e g a l n/ a C M M c C l u n g Is t h e r e a s u n s e t c l a u s e f o r t h e J D A i f t h e C o u n t y r e t a i n s ow n e r s h i p o f l a n d o n T C A A P f o r l o n g e r t h a n e x p e c t e d ? X Re q u i r e s r e s p o n s e f r o m L e g a l Pa g e  5  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 14 C M M c C l u n g Ex t e n t o f a d m i n i s t r a t i v e m o d i f i c a t i o n s f r o m t h e T R C st a n d a r d s p e r m i t t e d a s o u t l i n e d i n T a b l e 3 - 3 g i v e s J D A t o o mu c h f l e x i b i l i t y ; r a n g e o f p e r m i t t e d m o d i f i c a t i o n s n e e d s t o be m o r e r e s t r i c t i v e . Co u n c i l d i r e c t i o n o n s p e c i f i c m o d i f i c a t i o n i s re q u e s t e d . 14 M a y o r Co n c e r n e d t h a t t h e p e r m i t t e d a d m i n i s t r a t i v e m o d i f i c a t i o n al l o w i n g f o r a c h a n g e o f u p t o 1 0 % f o r a n y o t h e r n u m e r i c a l st a n d a r d i n t h e T R C c o u l d g i v e t h e J D A t o o m u c h di s c r e t i o n . Co n s u l t a n t n e e d s c l e a r g u i d a n c e o n w h i c h a r e a s Co u n c i l i s c o n c e r n e d . P l e a s e b e a d v i s e d t h a t th e r e a r e l i m i t a t i o n s t o w h a t c a n b e a l t e r e d t h r o u g h pe r m i t t e d a d j u s t m e n t s . T h e h e i g h t , u s e a n d or g a n i z a t i o n o f t h e b u i l d i n g s w i l l n o t b e a b l e t o b e mo d i f i e d . 14 C M H o l d e n Ta b l e 3 - 3 s h o u l d i n c l u d e a r o w s p e c i f i c a l l y a d d r e s s i n g de v i a t i o n s f r o m t h e T R C h e i g h t s t a n d a r d s . P e r h a p s fl e x i b i l i t y s h o u l d n o t b e a l l o w e d o n h e i g h t l i m i t s . X He i g h t w i l l n o t b e p e r m i t t e d t o b e a l t e r e d b y J D A 14 C M H o l d e n Co n c e r n e d t h a t p e r m i t t i n g 1 0 % c h a n g e f r o m t h e c o d e st a n d a r d s m a y h a v e a m o r e s i g n i f i c a n t i m p a c t w h e n i t co m e s t o s m a l l p r o p e r t i e s a s c o m p a r e d t o l a r g e r s i t e s . Is a p o s i t i v e o r n e g a t i v e i m p a c t i m p l i e d ? T h e 1 0 % on l y a p p l i e s t o t h e s t a n d a r d t h a t i s b e i n g a p p l i e d , no t t o t h e s i z e o f t h e p r o p e r t y i t s e l f . 14 C M H o l d e n Le s s f l e x i b i l i t y s h o u l d b e p e r m i t t e d f o r c h a n g e s t o m i n i m u m se t b a c k r e q u i r e m e n t s . X Se t b a c k h a s b e e n d e t e r m i n e d b y C o u n c i l i n l a t e r me e t i n g s n/ a C M H o l d e n Wi l l T R C s e t d i f f e r e n t s e t b a c k r e q u i r e m e n t s f o r d i f f e r e n t t y pe s o f r e s i d e n t i a l u s e s ? X Se t b a c k s a r e r e g u l a t e d p e r t h e z o n i n g d i s t r i c t n/ a C M H o l d e n If t h e C i t y C o u n c i l i s c o n c e r n e d a b o u t h a v i n g t o o m a n y sm a l l e r l o t s a n d h i g h e r d e n s i t y i n c e r t a i n a r e a s w i t h i n t h e Cr e e k a n d H i l l n e i g h b o r h o o d s , s h o u l d a n a d d i t i o n a l re s i d e n t i a l d i s t r i c t b e c r e a t e d f o r s e l e c t a r e a s t h a t w o u l d on l y p e r m i t l a r g e r l o t s a n d l o w e r d e n s i t y u s e s ? X Ch a n g e s p e r C o u n c i l d i s c u s s i o n o n N o v e m b e r 3 wi l l b e p r o p o s e d . n/ a M a y o r Co n c e r n e d a b o u t t h e r a n g e o f i n t e n s i t y a n d d i f f e r e n t t y p e s of r e s i d e n t i a l u s e s t h a t w o u l d b e p e r m i t t e d i n t h e Ne i g hb o r h o o d D i s t r i c t . X Pl e a s e i d e n t i f y t h e t y p e s o f r e s i d e n t i a l i n p a r t i c u l a r fo r a d d i t i o n a l c o m m e n t o r e d i t s . n/ a C M M c C l u n g Ho w d o e s t h e C i t y n e g o t i a t i e p a r k s i n t h e J D A p r o c e s s ? Ho w a r e t h e C i t y 's i n t e r e s t s r e p r e s e n t e d ? X Re q u i r e s r e s p o n s e f r o m L e g a l n/ a C M H o l m e s Wh a t i s t h e a p p e a l s p r o c e s s f o r J D A d e c i s i o n s ? X Re q u i r e s r e s p o n s e f r o m L e g al Pa g e  6  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n n/ a M a y o r In m a n y w a y s , t h i s d r a f t c o d e i s v e r y d i f f e r e n t f r o m w h a t w e ha v e t o d a y . D e v e l o p m e n t i n M i n n e s o t a i s d i f f e r e n t f r o m ot h e r p a r t s o f t h e c o u n t r y a n d s o m e t h i n g s m a y n o t b e a go o d f i t . F o r e x a m p l e , g a l l e r i e s ( d e f i n i t i o n s ) d o n ' t r e a l l y wo r k i n M N a n d a r e n o t a M i d w e s t e r n a r c h i t e c t u r a l s t y l e . Al s o t h e M a n o r H o m e e x a m p l e d e p i c t e d o n t h e l e f t i s m o r e of a s o u t h e r n a r c h i t e c t u r a l S t y l e . X Pi c t u r e s h a v e b e e n s u b s t i t u t e d o r r e m o v e d . n/ a C M H o l d e n D e f i n e " f u l l s u b m i t t a l " . X Th e C i t y ' s w e b s i t e p r o v i d e s c h e c k l i s t s r e q u i r e d f o r su b m i s s i o n o f l a n d u s e a p p l i c a t i o n s . S i m i l a r ch e c k l i s t s w i l l b e d e v e l o p e d f o r T C A A P . n/ a C M H o l d e n De f i n e " s m a l l l o t s i n g le - f a m i l y ". X A dd e d n/ a C M H o l d e n De f i n e " g ro u p h o m e " . X A dd e d n/ a C M H o l m e s D e f i n e " s e c o n d h a n d r e t a i l " s e p a r a t e l y f r o m g e n e r a l r e t a i l . X AH C d o e s n o t h a v e a s e p a r a t e d e f i n i t i o n f o r "s e c o n d - h a n d r e t a i l " a s c o m p a r e d t o " g e n e r a l re t a i l . " D o e s C o u n c i l w a n t s e p a r a t e d e f i n i t i o n s i n AH C o r o n l y T R C ? A d d i t i o n a l C o u n c i l a n d l e g a l fe e d b a c k i s r e q u e s t e d . n/ a C M H o l d e n D e f i n e " n e i g h b o r h o o d t r a n s i t i o n " d i s t r i c t . X De f i n e d u n d e r S e c t i o n 2 . 1 ( a ) a l o n g w i t h a l l o t h e r zo n i n g d i s t r i c t s Re g P l a n C M H o l d e n De f i n e " w a t e r i n f r a s t r u c t u r e " d i s t r i c t . E l i m i n a t e " o p e n sp a c e " f r o m t h e n a m e o f t h e d i s t r i c t . X Na m e U p d a t e d ; d e f i n i t i o n a d d e d Re g P l a n C M H o l m e s De s i g n a t i o n o f w a t e r t r e a t m e n t f a c i l i t y i n s t o r m w a t e r in f r a s t r u c t u r e a r e a a s " C i v i c " s h o u l d b e c l a r i f i e d t o r e d u c e an y c o n f u s i o n w i t h t h e e x i s t i n g C i v i c C e n t e r D i s t r i c t i n t h e AH C . X Ci v i c z o n e w a s r e m o v e d a n d i s b e i n g h i g h l i g h t e d as a p u b l i c o p e n s p a c e a r e a n/ a C i t y C o u n c i l De f i n i t i o n f o r " m a n u f a c t u r i n g " s h o u l d b e r e v i s e d t o s t a t e th a t " w a r e h o u s i n g " i s o n l y p e r m i t t e d a s a n a c c e s s o r y u s e . X Ad d e d i n t h e S c h e d u l e o f U s e s , m a n u f a c t u r i n g de f i n i t i o n i s l i s t e d i n t h e A H C 4. D e f i n i t i o n s Pa g e  7  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 20 R a m s e y C o u n t y De f i n i t i o n i s s u e s i n t h e d o c u m e n t w e b e l i e v e r e q u i r e cl a r i f i c a t i o n . T h e d e f i n i t i o n o f " C o m p l e t e S t r e e t " i s u n c l e a r . Ou t s i d e o f B R T a n d b u s e s i n t h e S p i n e R o a d , w h e r e w i l l tr a n s i t b e i n c l u d e d ? W h a t d o e s " c o n d u c i v e f o r re d e v e l o p m e n t " i n c l u d e ? X Ad j u s t e d d e f i n i t i o n t o b e c l e a r e r . 17 - 2 0 R a m s e y C o u n t y De f i n i t i o n i s s u e s i n t h e d o c u m e n t w e b e l i e v e r e q u i r e cl a r i f i c a t i o n . S h o u l d t h e d e f i n i t i o n s i n c l u d e o t h e r t e r m s s u c h as c o o p e r a t i v e , a p a r t m e n t , c o n d o m i n i u m , a s s i s t e d l i v i n g th a t d e s c r i b e e x p e c t a t i o n s o f t h e s e b u i l d i n g s s i m i l a r t o ex p e c t a t i o n s f o r a t o w n h o m e / r o w h o m e ? O t h e r w i s e t h e de f i n i t i o n s o f s u c h p r o p e r t i e s s u c h a s " s e n i o r i n d e p e n d e n t li v i n g " i n T a b l e 5 . 2 o n p a g e 3 1 b e c o m e m o r e l i m i t e d . X De f i n i t i o n s t h a t a r e n o t l i s t e d i n t h i s c o d e a r e de f i n i e d b y t h e A H C , w h e n A H C d o e s n o t d e f i n e , th e y a r e g i v e n t h e i r c o m m o n d e f i n i t i o n . 21 R a m s e y C o u n t y De f i n i t i o n i s s u e s i n t h e d o c u m e n t w e b e l i e v e r e q u i r e cl a r i f i c a t i o n . S h o u l d D u p l e x a l s o b e c a l l e d T w i n H o m e ? X Th i s h a s b e e n c h a n g e d . 21 - 3 0 R a m s e y C o u n t y Co u l d w e a l s o i n c l u d e d e f i n i t i o n s o f s o m e o f t h e co m m e r c i a l d e v e l o p m e n t t e r m s s u c h a s O f f i c e / F l e x t h a t de s c r i b e s c l e a r h e i g h t s ? X Ad d i t i o n a l d e f i n i t i o n s a n d d e s i g n g u i d e l i n e s w i l l b e de v e l o p e d t o d e f i n e t h e t y p e o f c o m m e r c i a l de v e l o p m e n t a l l o w e d . 28 - 3 0 C M H o l m e s Qu e s t i o n e d w h e t h e r v e r t i c a l m i x e d u s e s h o u l d e v e r b e al l o w e d . Q u e s t i o n e d t h e r e q u i r e m e n t t h a t c o m m e r c i a l - re a d y s p a c e b e r e q u i r e d i n v e r t i c a l m i x e d u s e b u i l d i n g s . X Co m m e r c i a l r e a d y i s c u r r e n t l y w r i t t e n t o o n l y b e re q u i r e d a l o n g P e d e s t r i a n P r i o r i t y a n d P e d e s t r i a n Fr i e n d l y f r o n t a g e a r e a s . T h i s o n l y o c c u r s i n t h e To w n C e n t e r , O f f i c e m i x e d - U s e a n d R e t a i l M i x e d Us e d i s t r i c t s . 28 - 3 0 C M H o l m e s Co n c e r n e d t h a t i f S e c o n d a r y / G a r a g e A p a r t m e n t s p e r m i t t e d on T C A A P , r e s i d e n t s i n o t h e r p a r t s o f A r d e n H i l l s w i l l re q u e s t t h a t t h i s u s e b e a l l o w e d o u t s i d e o f T C A A P . X Th i s a l l o w a n c e h a s b e e n r e m o v e d 28 - 3 0 C M H o l d e n Co n c e r n e d a b o u t S e c o n d a r y / G a r a g e A p a r t m e n t s b e i n g re n t e d o u t t o a l a r g e n u m b e r o f c o l l e g e s t u d e n t s a n d t h e po t e n t i a l i m p a c t s o n n e i g hb o r i n g r e s i d e n t s . X Th i s a l l o w a n c e h a s b e e n r e m o v e d 5. S c h e d u l e o f U s e s Pa g e  8  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 28 - 3 0 C M H o l m e s L i m i t t h e s i z e o f a h o s p i t a l u s e . Ne e d a d d i t i o n a l i n f o r m a t i o n , p r e f e r e n c e f o r s i z e re s t r i c t i o n ? 28 - 3 0 M a y o r Wo u l d l i k e a l i m i t o n n o n - o w n e r - o c c u p i e d h o u s i n g . R e s p o n s e r e q u i r e d f r o m L e g al 28 - 3 0 M a y o r Mu l t i - f a m i l y d e v e l o p m e n t s s h o u l d b e r e q u i r e d t o m e e t hi g h e r d e s i g n s t a n d a r d s t o e n s u r e q u a l i t y o f b u i l d i n g a n d un i t s . X Be i n g a c c o m p l i s h e d t h r o u g h d e s i g n s t a n d a r d s , Se c t i o n 6 - 1 1 28 - 3 0 C M H o l d e n Al l o w b e d & b r e a k f a s t o n a l i m i t e d s c a l e i n t h e ne i g h b o r h o o d d i s t r i c t . D e v e l o p c r i t e r i a t o a d d r e s s p a r k i n g an d n u m b e r o f u n i t s . X Ad d e d c r i t e r i a t o S c h e d u l e o f U s e s 28 - 3 0 C M H o l m e s Co m m e r c i a l o f f - s t r e e t p a r k i n g s h o u l d b e a n a c c e s s o r y u s e on l y i n a l l d i s t r i c t s . X Ad j u s t e d c r i t e r i a i n S c h e d u l e o f U s e s 28 - 3 0 C M H o l d e n Da y c a r e F a c i l i t y u s e s h o u l d b e m o v e d t o " C o m m e r c i a l Us e s " X Ad j u s t e d i n S c h e d u l e o f U s e s 28 - 3 0 C i t y C o u n c i l Ma x i m u m 5 0 % s q u a r e f o o t a g e o f s t o r a g e / w a r e h o u s i n g i n th e F l e x O f f i c e d i s t r i c t . X No c h a n g e , d e t e r m i n e d t h a t w a r e h o u s i n g w i l l b e ac c e s s o r y u s e f o r m a n u f a c t u r i n g onl y . 28 - 3 0 M a y o r Fl e x D i s t r i c t s h o u l d h a v e b u i l d i n g d e s i g n s t a n d a r d s t h a t re s t r i c t t h e u s e o f t i l t - u p w a l l s . X De s i g n s t a n d a r d s w i l l n o t r e s t r i c t t i l t - u p , b u t i n s t e a d re q u i r e g r e a t e r v e n e e r m a t e r i a l s t o b e a d d e d t o t h e ti l t - u p b u i l d i n g s. 28 - 3 0 C M M c C l u n g De s i g n s t a n d a r d s i n F l e x D i s t r i c t n e e d t o a p p l y t o S p i n e Ro a d a n d H i g hw a y 1 0 f r o n t a g es . X De s i g n s t a n d a r d s a r e a p p l y i n g t o b o t h o f t h o s e fr o n t a g es 28 - 3 0 C i t y C o u n c i l Sp e c i a l i z e d e d u c a t i o n c a n b e a l l o w e d i n r e t a i l d i s t r i c t . X Ch a n g ed i n S c h e d u l e o f U s e s 28 - 3 0 C i t y C o u n c i l Wa r e h o u s i n g l a n d u s e s h o u l d b e r e m o v e d f r o m t h e sc h e d u l e o f u s e s . X No t r e m o v e d , i n s t e a d , m a d e t o b e p e r m i t t e d a s ac c e s s o r y u s e o n l y . 28 C i t y C o u n c i l "S e c o n d a r y A p a r t m e n t / G a r a g e A p a r t m e n t " l a n d u s e s h o u l d be r e m o v e d f r o m t h e S c h e d u l e o f P e r m i t t e d U s e s X Re m o v e d 28 C M H o l m e s Wh y a r e t h e r e s o m a n y d i f f e r e n t t y p e s o f r e s i d e n t i a l u s e s de f i n e d i n t h e T R C w h e n m a n y a r e n o t i n c l u d e d i n t h e AH C ? C a n s o m e o f t h e d e f i n i t i o n s b e c o m b i n e d f o r si m p l i f i c a t i o n w h e r e t h e u s e s a r e s i g n i f i c a n t l y s i m i l a r ? X De f i n i t i o n s h a v e b e e n c o m b i n e d a n d s i m p l i f i e d t o fo c u s o n t h e t y p e , s i z e , a n d d e n s i t y o f r e s i d e n t i a l un i t s . n/ a C M H o l d e n Is t h e r e a w a y t o e n s u r e t h r o u g h t h e T R C t h a t t h e C r e e k ne i g h b o r h o o d i n c l u d e s c e r t a i n p e r c e n t a g e o f l a r g e r , s i n g l e - fa m i l y r e s i d e n t i a l l o t s ? Ch a n g e s p e r N o v e m b e r 3 C o u n c i l d i s c u s s i o n w i l l be p r o p o s e d . Pa g e  9  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n n/ a C M H o l m e s "O f f i c e F l e x " D i s t r i c t s h o u l d b e r e n a m e d t o r e d u c e a n y co n f u s i o n w i t h t h e e x i s t i n g I - F l e x D i s t r i c t i n t h e A H C . X Ty p i c a l l y l a b e l i n g w i t h i n t h e C i t y C o d e s f o r t h e s e ty p e s o f d o c u m e n t s r e f e r e n c e t h e z o n e b y ac r o n y m . I n t h i s c a s e t h e c o d e c o u l d b e " T R C - OF " . I n a l l c a s e s r e f e r i n g t o T R C f o r a l l z o n e s wi t h i n t h i s d o c u m e n t . n/ a C M H o l d e n Ca n d i f f e r e n t s t a n d a r d s a n d r e g u l a t i o n s b e d e v e l o p e d f o r ea c h n e i g hb o r h o o d d i s t r i c t (Cr e e k , H i l l , T o w n )? X Ye s n/ a Pl a n n i n g Co m m i s s i o n Do w e w a n t r e g u l a r s e t b a c k s ? X re g u l a r s e t b a c k s a d d e d n/ a Pl a n n i n g Co m m i s s i o n Ho w a r e s o l a r p a n e l s o n t o p o f b u i l d i n g s a d d r e s s e d ? X Th i s i s a d e s i g n e v a l u a t i o n . S c r e e n i n g o f t h e s e ca n b e r e q u i r e d , o r p l a c e m e n t c a n b e r e g u l a t e d t o fa c a d e s t h a t a r e n o t a l o n g p u b l i c r i g h t o f w a y . Pl e a s e p r o v i d e p r e f e r e n c e s . n/ a J o n e s Ci t y s h o u l d m a i n t a i n s i d e w a l k a n d g r a s s u n i f o r m l y , co m p a r e d t o S t . P a u l . X Ne e d c l a r i f i c a t i o n . T h i s i s a d e v e l o p m e n t ag r e e m e n t a n d J D A / P I D / H O A c o n s i d e r a t i o n a n d sh o u l d n o t b e a d d r e s s e d i n t h e z o n i n g d o c u m e n t . n/ a T h o m p s o n D o n ' t h a v e s o m a n y r e q u i r e m e n t s t h a t i t ' s c o o k i e - c u t t e r . X Th i s d o c u m e n t h a s r e q u i r e m e n t s t h a t o f f e r fl e x i b i l i t y a n d a w i n d o w o f o p p o r t u n i t y f o r d e s i g n . Th i s d o e s n o t r e s t r i c t d e s i g n p e r m i s s i o n s . n/ a H o l e w a D o w e n e e d a p a r k z o n e ? Op e n s p a c e z o n e i s p r o v i d e d , i s t h e q u e s t i o n as k i n g t o r e m o v e i t ? N e e d a d d i t i o n a l g u i d a n c e . n/ a Pl a n n i n g Co m m i s s i o n We n e e d b i c y c l e f a c i l i t i e s a n d b i k e p a r k i n g a l o n g o n e e n d of t h e t o w n c e n t e r c o r r i d o r . S e p a r a t e f a c i l i t i e s f o r b i k e s a n d pe d s . X Bi k e p a r k i n g i s r e c o m m e n d e d i n t h e s t r e e t f u r n i t u r e se c t i o n 1 0 . 6 ( a ) . T h e s t r e e t d e s i g n s i n S e c t i o n 8 an d A t t a c h m e n t 5 . n/ a C M H o l d e n Wh y i s t h e r e n o s c r e e n i n g r e q u i r e d o n g e n e r a l f r o n t a g e s ? Sh r u b s a n d l a n d s c a p i n g s h o u l d b e r e q u i r e d . I s t h i s ad d r e s s e d i n a n o t h e r s e c t i o n o f t h e c o d e , a n d i f s o , w h e r e ? X St r e e t s c r e e n i n g a d d e d f o r a l l f r o n t a g e s f o r n o n - re s i d e n t i a l p a r k i n g . 34 C M H o l d e n Se c t i o n 6 . 1 ( b ) ( i i ) s h o u l d n o t b e a l l o w e d i n N e i g h b o r h o o d di s t r i c t s . X Ex c l u s i o n f r o m N e i g h b o r h o o d Z o n e i n c l u d e d 6. B u i l d i n g a n d S i t e D e v e l o p m e n t S t a n d a r d s Pa g e  10  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 35 C M H o l d e n Is o n e d r i v e w a y p e r 2 0 0 f e e t e n o u g h f o r b u s i n e s s e s a l o n g Pe d f r i e n d l y a n d p e d p r i o r i t y f r o n t a g e s ? X Ye s , b e c a u s e a c c e s s i n t h o s e l o c a t i o n s w i l l b e co m i n g f r o m g e n e r a l f r o n t a g e s p r e d o m i n a n t l y . Th e i n t e r i o r s o f t h e b l o c k s w i l l b e t h e l o c a t i o n f o r se r v i c e a n d p a r k i n g . 36 C M H o l m e s Se c t i o n 6 . ( c ) ( i i i ) ( 8 ) ( b ) , p l e a s e d e f i n e " p u l l - t h r o u g h g a r a g e " an d s i m p l i f y t h i s s e c t i o n . X De f i n e d a n d s i m p l i f i e d n/ a C M H o l d e n Be n c h e s s h o u l d b e r e q u i r e d a s p a r t o f s t r e e t s c a p e t o en c o u r a g e w a l k a b i l i t y . X Se c t i o n 1 0 . 6 ( a & c ) h a v e b e e n e d i t e d t o r e f l e c t t h i s re q u e s t . n/ a C M H o l d e n A 1 0 - f o o t m i n i m u m f r o n t s e t b a c k s h o u l d b e r e q u i r e d f o r a l l pr o p e r t i e s i n a l l d i s t r i c t s . I n s o m e d i s t r i c t s ( i . e . , Ne i g hb o r h o o d ) i t m a y n e e d t o b e m o r e t h a n 1 0 f e e t . X se t b a c k s s e t t o 1 0 f e e t 37 C M H o l d e n En c r o a c h m e n t s a r e n o t c o n s i s t e n t w i t h w h a t i s re q u i r e d / a l l o w e d i n t h e t o w n c e n t e r . I t s h o u l d b e c o n s i s t e n t . Pl e a s e i d e n t i f y i n c o n s i s t e n c y . n/ a C M H o l d e n Oa k t r e e s s h o u l d b e r e q u i r e d s i n c e t h e y a r e t h e C i t y em b l e m . X Up d a t e d t o r e f l e c t t h i s c o m m e n t S e c t i o n 1 0 . 2 ( e ) 38 C M H o l d e n Th e C a m p u s C o m m e r c i a l z o n e s h o u l d h a v e a 1 0 - f o o t mi n i m u m s e t b a c k f o r b u i l d i n g s. X Th i s i s t h e s t a n d a r d e x c e p t i f i t f a c e s P u b l i c O p e n Sp a c e , t h e n 5 0 f e e t . n/ a C M H o l d e n St a n d a r d s f o r m a t e r i a l s o n a c c e s s o r y b u i l d i n g s s h o u l d b e in c l u d e d . X Ad d e d t o S e c t i o n 7 . 6 43 C M H o l d e n In C a m p u s C o m m e r c i a l , s e t b a c k s t o R i c e C r e e k R e g i o n a l Pa r k o f 2 0 f e e t a r e t o o c l o s e . S t r u c t u r e d p a r k i n g s e t b a c k s ar e t o o s m a l l . W h a t i s a r e a l i s t i c s e t b a c k f o r s t r u c t u r e d pa r k i n g i n t h i s d i s t r i c t ? X Up d a t e d t o b e 5 0 f e e t . n/ a C M H o l d e n In s e r t g u i d e l i n e s o n t h e c o l o r o f b u i l d i n g s ( w e d o n ' t w a n t pu r p l e b u i l d i n g s o r t r e n d y c o l o r s ). Co l o r p a l l e t t e n e e d s t o b e p r o v i d e d t o c o n s u l t a n t . n/ a C M H o l d e n In c l u d e r e q u i r e m e n t s t h a t r e g u l a t e t h e v i e w o f i d e n t i c a l ro o f t o p s f r o m t h e H i l l n e i g h b o r h o o d . P r e s e r v e v i e w s a n d si t e l i n e s . Co n s u l t a n t r e q u i r e s a d d i t i o n a l u n d e r s t a n d i n g o f vi e w p r e s e r v a t i o n a n d t h e d e s i r e d o u t c o m e s . n/ a C M H o l d e n In c l u d e l a n d s c a p i n g c r i t e r i a a n d t h e n u m b e r o f t r e e s a n d sh r u b s r e q u i r e d p e r l o t . Pl e a s e p r o v i d e t h e d e s i r e d n u m b e r o f t r e e s a n d sh r u b s , o r s h o u l d c i t y standard be used? 47 C M H o l d e n Se c t i o n 6 . 3 ( d ) , a r e t h e 0 ' m i n i m u m s i d e a n d r e a r s e t b a c k s ma n d a t o r y ? C o u l d a d e v e l o p e r c h o o s e t o h a v e l a r g e r s i d e or r e a r s e t b a c k s ? X Ye s , m i n i m u m a l l o w s f o r z e r o l o t l i n e d e v e l o p m e n t , bu t d o e s n o t r e q u i r e i t . Pa g e  11  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 42 C M H o l m e s Fi v e s t o r y m a x i m u m h e i g h t i n C a m p u s C o m m e r c i a l D i s t r i c t ma y b e m o r e a p p r o p r i a t e t h a n t h e c u r r e n t l i m i t o f f o u r st o r i e s . X Up d a t e d t o a l l o w 6 5 f e e t h e i g h t 59 C M H o l m e s If d o u b l e - l o a d e d c o n s t r u c t i o n i s u s e d i n F l e x O f f i c e D i s t r i c t , bu i l d i n g f a c e s o n S p i n e R o a d a n d H i g h w a y 1 0 s h o u l d b e re q u i r e d t o m e e t c e r t a i n d e s i g n s t a n d a r d s . De s i g n s t a n d a r d s a r e e s t a b l i s h e d w i t h i n t h e do c u m e n t . F r o n t a g e s o n H i g h w a y a r e r e g u l a t e d , ad d i t i o n a l i n f o r m a t i o n o n s p e c i f i c c r i t e r i a re q u e s t e d . 58 C M H o l m e s Wo u l d l i k e t o s e e a d d i t i o n a l d e t a i l s p r o v i d e d i n t h e F l e x Of f i c e D i s t r i c t s e c t i o n s i m i l a r t o t h e a m o u n t p r o v i d e d i n t h e To w n C e n t e r s e c t i o n Wh i c h d e t a i l s a r e b e i n g r e f e r e n c e d h e r e ? 58 M a y o r G r a n t Ca n s t a n d a r d s b e s e t t o r e s t r i c t c r o s s d o c k u s e r s i n t h e Fl e x O f f i c e D i s t r i c t ? Wi l l b e a d d e d . 53 C i t y C o u n c i l Re t a i l M i x e d U s e D i s t r i c t a t c o r n e r o f S p i n e R o a d a n d Hi g h w a y 9 6 s h o u l d i n c l u d e P e d e s t r i a n P r i o r i t y o r Pe d e s t r i a n F r i e n d l y s t r e e t d e s i g n a t i o n o n e i t h e r s i d e o f in t e r s e c t i o n . Is t h e r e a n a n t i c i p a t i o n t h a t p e d e s t r i a n s w i l l b e wa l k i n g i n t o t h e s i t e f r o m t h e 9 6 / S p i n e r o a d in t e r s e c t i o n ? I f n o t , d o t h e g a t e w a y r e q u i r e m e n t s su f f i c e f o r t h i s a r e a ? 37 C M H o l d e n Fo r p h a s e d d e v e l o p m e n t p r o j e c t s t h a t i n c l u d e t e m p o r a r y ac c e s s a g r e e m e n t s , w h i c h e n t i t y i s r e s p o n s i b l e f o r d e f i n i n g th e d u r a t i o n o f t h e t e m p o r a r y p e r m i t a n d w h o w i l l b e mo n i t o r i n g t h i s ? sh o u l d b e e s t a b l i s h e d t h r o u g h d e v e l o p m e n t ag r e e m e n t - i s t h e r e a p r e f e r e n c e o n a t i m e l i m i t th a t c a n b e a d d e d t o t h i s z o n i n g ? n/ a C M H o l d e n Pl e a s e p r o v i d e v i s u a l s t h a t i l l u s t r a t e t h e m i x o f d i f f e r e n t us e s i n e a c h Z o n i n g D i s t r i c t . X Th i s n e e d s t o b e a c c o m p l i s h e d t h r o u g h t h e m a s t e r pl a n a n d v i s i o n i n g p r o c e s s . n/ a Co m m e r c i a l - F l e x De v e l o p e r s Do n o t l i m i t t h e p e r c e n t a g e o f s t o r a g e s p a c e . I n s t e a d en c o u r a g e n o n - w a r e h o u s e u s e r s b y r e s t r i c t i n g t h e n u m b e r of d o c k d o o r s p e r s q u a r e f o o t , r e q u i r i n g C l a s s A f i n i s h a n d wi n d o w s , a n d l i m i t i n g c l e a r h e i g h t t o n o m o r e t h a n 2 0 f e e t . X Up d a t e d . D e s i g n s t a n d a r d s f o r F l e x O f f i c e w i l l b e ad d e d . n/ a R a m s e y C o u n t y Ac c e s s a l o n g s p i n e r o a d s h a l l b e i n a c c o r d a n c e w i t h Co u n t y a c c e s s s p a c i n g g u i d e l i n e s , s p e c i f i c a l l y 1 / 2 m i l e sp a c i n g f o r f u l l a c c e s s a n d 1 / 4 m i l e s p a c i n g f o r r i g h t - i n - r i g h t - ou t a c c e s s . T h i s 1 / 4 m i l e a c c e s s c a n b e a c o m m e r c i a l dr i v e w a y . X Up d a t e d t o C o u n t y S t a n d a r d r e q u i r e m e n t s Pa g e  12  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n n/ a R a m s e y C o u n t y We s u g g e s t t h a t t h e p e r c e n t a g e m i n i m u m b u i l d i n g f r o n t a g e be c l a r i f i e d t o a l l o w f o r a c a l c u l a t i o n o f f r o n t a g e a l o n g mu l t i p l e p a r c e l s / b l o c k s i f o w n e d b y t h e s a m e d e v e l o p e r a n d pr o p o s e d a t t h e s a m e t i m e f o r s i t e p l a n n i n g p u r p o s e s . X Al r e a d y i n c l u d e d i n 6 . 1 ( j ) I , C l a r i f i c a t i o n m a d e i n se c t i o n . 23 R a m s e y C o u n t y Ne e d t o d e f i n e ' s t r e e t w a l l ' a n d ' e v e r g r e e n l i v i n g f e n c e ' wi t h i n 6 . 1 ( a ) 1 . i i . F o r e x a m p l e , d o e s t h i s e x c l u d e l a n d s c a p e sc r e e n i n g w i t h o u t a w a l l o r a l a n d s c a p e d b e r m ? X Up d a t e d c h a n g i n g s w / e l f t o s t r e e t s c r e e n a n d re f e r e n c i n g s e c t i o n 1 0 . 3 ( a ) - a d d i n g e v e r g r e e n la n g u a g e t o 1 0 . 3 ( a ) 34 R a m s e y C o u n t y Cl a r i f y w h e t h e r p l a n t i n g z o n e s s h o w n i n g r a p h i c s , w h i c h a r e in R O W , a r e r e q u i r e d t o b e p l a n t e d b y t h e d e v e l o p e r . C a n th e p l a n t i n g s b e d e l a y e d u n t i l t h e b u i l d i n g c o n s t r u c t i o n t o av o i d d e s t r u c t i o n o f t h e p l a n t i n g ? X Al r e a d y a d d r e s s e d f o r p r i v a t e d e v e l o p m e n t la n d s c a p e . R o a d w a y p h a s i n g a n d d e v e l o p m e n t ag r e e m e n t w o u l d d e t e r m i n e t h e p u b l i c l a n d s c a p e pl a n t i n g r e q u i r e m e n t s n/ a R a m s e y C o u n t y Ca n y o u c l a r i f y t h a t c l e a r z o n e a n d s i g h t d i s t a n c e re q u i r e m e n t s m u s t b e m e t w i t h r e s p e c t t o f e n c e s , pl a n t i n g s, e t c . X se c t i o n 1 0 s e t s t h e s t a n d a r d s " a n y p e r m a n e n t o r no n - p e r m a n e n t e l e m e n t " n/ a R a m s e y C o u n t y We s u g g e s t t h a t t h e m u l t i - u s e t r a i l a l o n g t h e s p i n e r o a d fr o m t h e C R H i n t e r c h a n g e s o u t h t h r o u g h t h e T o w n C e n t e r be c o n c r e t e i n s t e a d o f b i t u m i n o u s . T h i s w i l l l o o k b e t t e r , pa r t i c u l a r l y w h e r e t h e a r e a b e h i n d t h e s i d e w a l k / t r a i l i s re q u i r e d t o b e p a v e d f l u s h . KH A t o r e s p o n d 36 R a m s e y C o u n t y We t h i n k t h e p a r k i n g r a t i o s n e e d t o b e m o r e t h o r o u g h l y ve t t e d , a s n o n e o f u s w a n t t h e d e v e l o p m e n t t o b e ov e r p a r k e d , r e s u l t i n g i n a s e a o f p a v e m e n t . F o r e x a m p l e , we t h i n k t w o s p a c e s p e r r e s i d e n t i a l d w e l l i n g u n i t i s ex c e s s i v e . W e a l s o t h i n k F l e x O f f i c e s h o u l d b e s e p a r a t e d fr o m C a m p u s C o m m e r c i a l w i t h r e s p e c t t o p a r k i n g a s t h e s e la n d u s e t y p e s h a v e v e r y d i f f e r e n t p a r k i n g n e e d s . X Re s i d e n t i a l r e q u i r e m e n t o f 2 p e r u n i t i s o n l y f o r t h e Ne i g h b o r h o o d s a n d N e i g h b o r h o o d T r a n s i t i o n ar e a s . Fo r a l l a r e a s - a n a l t e r n a t i v e p a r k i n g p l a n c a n b e su b m i t t e d . 36 R a m s e y C o u n t y De f i n e a c c e p t a b l e b i c y c l e p a r k i n g . I s i t a s u r f a c e l o t w i t h U - po s t s ? C a n a p o r t i o n b e r e m o v e d i n w i n t e r ? D o e s 1 0 % o f au t o m o b i l e s p a c e s c o u n t s p a c e s i n s t r u c t u r e d p a r k i n g f o r bi k e p a r k i n g ? X De s i g n a n d P l a c e m e n t i s p e r d e v e l o p e r Re q u i r e m e n t c h a n g e d t o r e a d # o f b i k e s p a c e s = 10 % ( o r 5 % ) o f t h e a u t o s p a c e s p r o v i d e d Pa g e  13  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 36 R a m s e y C o u n t y We s u g g e s t a l o w e r n u m b e r t h a n 5 % o r 1 0 % o f b i c y c l e pa r k i n g b e r e q u i r e d t o b e p r o v i d e d r i g h t a w a y w i t h a n a r e a de s i g n a t e d f o r f u t u r e p a r k i n g a s d e m a n d g r o w s . X No c h a n g e , t h e s e n u m b e r s a r e a l r e a d y m i n i m a l 36 R a m s e y C o u n t y In 6 . 1 ( c ) i i i . 4 , n o t e t h a t t h i s r e q u i r e m e n t d o e s n o t a p p l y al o n g t h e s p i n e r o a d a s a ' b l o c k f a c e ' i s e i t h e r 2 , 6 4 0 ' o r 1, 3 2 0 ' b a s e d o n C o u n t y a c c e s s s p a c i n g r e q u i r e m e n t s . X No c h a n g e , t h i s r e q u i r e m e n t d o e s a p p l y t o S p i n e Ro a d , t h e C o u n t y r e g u l a t i o n s f o r c e t h e d e v e l o p e r to a d h e r e t o t h i s r e g u l a t i o n . 36 R a m s e y C o u n t y In 6 . 1 ( c ) i i i . 7 , c h a n g e ' S t a t e ' t o ' C o u n t y ' a s t h e r e a r e n o t a n y st a t e c o n t r o l l e d r o a d w a y s o n t h e s i t e . A l s o c h a n g e ' M n D O T St a n d a r d s o r t h e C i t y ' s a d o p t e d s t a n d a r d ' t o C o u n t y a c c e s s sp a c i n g g ui d e l i n e s . X Up d a t e d t e x t 37 R a m s e y C o u n t y Ha v e s i n g l e f a m i l y d e v e l o p e r s , p a r t i c u l a r l y f o r h i g h e r - e n d ho m e s , c o m m e n t e d o n t h e r e s i d e n t i a l d r i v e w a y / g a r a g e la y o u t , l e n g t h s , s i z e s , e t c ? F o r e x a m p l e , a l a r g e r h o m e m a y ha v e e n o u g h m a s s t o j u s t i f y a g a r a g e l a r g e r t h a n 2 4 ' . C o u l d th e c i t y t i e g a r a g e s i z e t o h o u s e s q u a r e f o o t a g e ? X Re v i s e d t e x t s t a t e s r e q u i r e m e n t f o r e a c h g a r a g e ba y t o b e n o m o r e t h a n 2 4 f e e t w i d e . T h i s d o e s n o t li m i t t h e n u m b e r o f s p a c e s . 37 R a m s e y C o u n t y At t h e s a m e t i m e , a 2 0 ' l o n g d r i v e w a y w h e n y o u a d d R O W ap p e a r s o u t o f s c a l e f o r a h o m e o n a 6 0 f o o t l o t . T h i s l e a d s to a h o u s e b e i n g f a r f r o m t h e s t r e e t . A g a i n , h a s t h e c i t y te s t e d t h i s s c a l e w i t h s i n g l e f a m i l y d e v e l o p e r s ? X Dr i v e w a y l e n g t h r e q u i r e s t h e g a r a g e t o b e p u s h e d ba c k , n o t t h e e n t i r e h o u s e . A 2 6 ' s e t b a c k t o t h e ga r a g e a l l o w s v e h i c l e p a r k i n g o n d r i v e w a y . n/ a R a m s e y C o u n t y De f i n e ' f r o n t - l o a d e d ' g a r a g e . W h a t i f a g a r a g e i s n o t at t a c h e d ? W h a t i s a " J - s w e e p . " X Ad d e d J s w i n g d e f i n i t i o n , f r o n t - l o a d e d i s a co m m o n l y a c c e p t e d t e r m f o r d e v e l o p m e n t . Pa g e  14  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 38 R a m s e y C o u n t y Do e s t h e e x i s t i n g c i t y c o d e e s t a b l i s h t h e c o n c e p t o f l i c e n s e ag r e e m e n t s ? 6 . 1 ( i ) i . 4 s h o u l d b e c o n s i s t e n t w i t h t h e c u r r e n t ci t y p o l i c y f o r e n c r o a c h m e n t s . T h e C o u n t y w i l l r e q u i r e a RO W p e r m i t f o r a n y e n c r o a c h m e n t o f s p i n e r o a d R O W . Th e C o u n t y s u p p o r t s b u i l d i n g s b e i n g t o o c l o s e t o t h e R O W in t h e T o w n C e n t e r b u t w e a r e c o n c e r n e d a b o u t i t b e i n g t o o cl o s e f o r r e g u l a r m a i n t e n a n c e o f l i g h t s , s i d e w a l k s , a n d pl a n t i n g s . W e w o u l d d e n y a p e r m i t a l o n g t h e s p i n e r o a d f o r an y e n c r o a c h m e n t t h a t m a k e s m a i n t e n a n c e o f u t i l i t i e s on e r o u s . X Th e s e r e g u l a t i o n s r e f l e c t t h e e x i s t i n g c i t y re g u l a t i o n s f o r l i c e n s e a g r e e m e n t s . T h e en c r o a c h m e n t s c a n o n l y b e o v e r s i d e w a l k s t h a t ar e n o t w i t h i n t h e p u b l i c r i g h t o f w a y . n/ a R a m s e y C o u n t y Wh y r e f e r t o S a n d T i n t h e i l l u s t r a t i o n s w h e n t h e y a r e n o t re f e r e n c e d i n 6 . 1 ( c ) i i i ? D e s i g n a t i n g d i m e n t i o n w i t h l e t t e r s th a t a r e n o t u s e d i n t h e r e f e r e n c e d t e x t i s c o n f u s i n g . X S & T a r e d r i v e w a y d e p t h a n d w i d t h , t h e s e a r e co v e r e d i n t h e r e f e r e n c e d s e c t i o n s . 39 R a m s e y C o u n t y Fo r p a r k i n g a n d s e r v i c e a c c e s s w i t h i n C C , w h y a r e di m e n s o n s O ' a n d Q ' n o t g iv e n a r a n g e? X Up d a t e d 44 , 4 9 R a m s e y C o u n t y Fo r b u i l d i n g p l a c e m e n t w i t h i n T o w n C e n t e r a n d O f f i c e Mi x e d - U s e , w e f e e l t h e m a x i m u m s e t b a c k s h o u l d b e l e s s i n or d e r t o a c h i e v e t h e d e s i r e d p e d e s t r i a n e n v i r o n m e n t . X Th e b u i l d i n g p l a c e m e n t i s a t t h e m i n i m u m i t n e e d s to b e t o m a t c h t h e c o n t e x t o f t h e s t r e e t d e s i g n i n th e c r o s s s e c t i o n s . 45 R a m s e y C o u n t y Fo r b u i l d i n g h e i g h t w i t h i n T o w n C e n t e r , w e f e e l 8 ' m i n . f o r up p e r f l o o r s s h o u l d b e a l l o w e d , p a r t i c u l a r l y f o r r e s i d e n t i a l bu i l d i n g t y p e s . X Wi t h t h e a l l o w a n c e o f p e r m i t t e d a d j u s t m e n t t h e mi n i m u m h e i g h t c a n c o m e d o w n t o 8 ' 3 " . I f i t w e r e se t a t 8 f e e t , t h e m i n i m u m w o u l d t h e n b e 7 ' 4 " . T h i s wo u l d n o t b e d e s i r a b l e 47 R a m s e y C o u n t y Fo r r e s i d e n t i a l t r a n s i t i o n s t a n d a r d s w i t h i n T o w n C e n t e r , Re t a i l M i x e d - U s e , a n d N e i g h b o r h o o d T r a n s i t i o n , w e f e e l th a t t h e m a x . b u i l d i n g h e i g h t s h o u l d a l l o w f o r t h r e e - s t o r y bu i l d i n g s t o a c c o m m o d a t e a b r o a d e r a r r a y o f h o u s i n g , in c l u d i n g t o w n h o m e s w i t h t u c k - u n d e r g a r a g e s t h a t w o u l d ex c e e d t h e t w o s t o r y m a x . X Up d a t e d t o e n s u r e t h a t t r a n s i t i o n i s o n l y f o r M F , MU a n d n o n - r e s i d e n t i a l Pa g e  15  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 51 R a m s e y C o u n t y Fo r p a r k i n g a n d s e r v i c e a c c e s s f o r O f f i c e M i x e d - U s e , re m o v e t h e r e f e r e n c e s t o ' H i g h w a y F r o n t a g e R o a d ' o n gr a p h i c . W e s h o u l d n o t r e f e r e n c e ' H i g h w a y F r o n t a g e R o a d ' an y w h e r e s i n c e t h e r e w i l l n o t b e f r o n t a g e r o a d s . I n t h e b o x to t h e r i g h t f o r ' H i g h w a y F r o n t a g e , ' d i r e c t a c c e s s w o u l d b e pe r m i t t e d a t r i g h t - i n r i g h t - o u t a c c e s s a t 1 / 4 m i l e s p a c i n g al o n g t h e s p i n e r o a d . X Up d a t e d s e c t i o n . H i g h w a y a c c e s s p e r m i t t e d , p e r Sp i n e R o a d d e s i g n 60 R a m s e y C o u n t y Fo r p a r k i n g & s e r v i c e a r e a s w i t h i n F l e x O f f i c e , r e m o v e a n y re f e r e n c e t o o p e n s p a c e s i n c e t h i s i s c o n f u s i n g r e l a t i v e t o th e w a t e r i n f r a s t r u c t u r e / g re e n s p i n e . X No c h a n g e , t h i s i s r e q u i r e d 61 R a m s e y C o u n t y Ty p o i n r e s i d e n t i a l t r a n s i t i o n s t a n d a r d s f o r F l e x O f f i c e - 6 FE E T m i n . f o r e v e r g re e n s h r u b h e i g ht . X Up d a t e d 61 R a m s e y C o u n t y Fo r r e s i d e n t i a l t r a n s i t i o n s t a n d a r d s , m a k e a p r o v i s i o n f o r me a s u r i n g m a x . h e i g h t o f a b u i l d i n g w i t h a p e a k e d r o o f v s . a f l a t r o o f . X No c h a n g e , h e i g h t i s m e a s u r e d a t a s t a n d a r d lo c a t i o n a n d i s t h e c i t y s t a n d a r d o f m e a s u r e m e n t . 58 R a m s e y C o u n t y Fo r b u i l d i n g p l a c e m e n t w i t h i n F l e x O f f i c e , w e d o n o t t h i n k th a t t h e r e s h o u l d b e a m i n . a n d m a x . s e t b a c k s i n o r d e r t o al l o w m a x i m u m f l e x i b i l i t y f o r d e s i g n o f t h e s e s i t e s . X No c h a n g e , t h i s d o e s n o t e n s u r e p r e d i c t a b i l i t y f o r th e C i t y a n d r e s i d e n t s 63 R a m s e y C o u n t y Fo r b u i l d i n g p l a c e m e n t w i t h i n N e i g h b o r h o o d T r a n s i t i o n , w e do n o t u n d e r s t a n d h o w / i f t h e s e s e t b a c k s a p p l y t o t h e a r e a s ad j a c e n t t o t h e w a t e r i n f r a s t r u c t u r e . W e d o n o t t h i n k t h e y sh o u l d a p p l y a t t h i s i n t e r f a c e . X No c h a n g e , w a t e r i n f r a s t r u c t u r e w i l l a p p l y a s o p e n sp a c e . L i k e l i h o o d o f a t r a i l s y s t e m a l o n g t h a t ro a d w a y . 64 R a m s e y C o u n t y Fo r b u i l d i n g h e i g h t w i t h i n N e i g h b o r h o o d T r a n s i t i o n , t h e lo w e r d i m e n s i o n a r r o w f o r ' L ' s h o u l d p o i n t t o a l i n e ex t e n d i n g f r o m t h e s i d e w a l k s u r f a c e . A n 1 8 " m i n . re q u i r e m e n t f o r L r e q u i r e s s t e p s a n d A D A r a m p . W h y wo u l d w e r e q u i r e t h i s ? X No c h a n g e , o n l y r e q u i r e d i f w i t h i n 1 0 f e e t o f f r o n t pr o p e r t y l i n e f o r r e s i d e n t i a l o n l y . A D A i s n o t re q u i r e d f o r r e s i d e n t i a l . I f m u l t i - f a m i l y i s b e i n g us e d , p l a c e f u r t h e r t h a n 1 0 f e e t a w a y . n/ a R a m s e y C o u n t y We a r e c o n c e r n e d t h a t w i t h i n t h e N e i g h b o r h o o d , t h e se t b a c k s f o r a r e a s a d j a c e n t t o c i v i c / o p e n s p a c e / w a t e r in f r a s t r u c t u r e h a s n o t b e e n t h o u g h t t h r o u g h . W h a t i s b e i n g ac h i e v e d w i t h t h e s e s e t b a c k r e q u i r e m e n t s ? A r e a l l h o m e s ex p e c t e d t o f r o n t t h e s e a r e a s ? X No c h a n g e , o n l y r e q u i r e d " i f " t h e b u i l d i n g f r o n t s t h e wa t e r i n f r a s t r u c t u r e , i f t h e b u i l d i n g s d o n o t f r o n t , th e r e q u i r e m e n t i s n o t a c t i v a t e d . Pa g e  16  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n n/ a M a y o r G r a n t Bu i l d i n g d e s i g n s t a n d a r d s s h o u l d r e s t r i c t t h e u s e o f c a n v a s aw n i n g s . A w n i n g s h o u l d b e r e q u i r e d t o b e c o n s t r u c t e d us i n g d u r a b l e m a t e r i a l s . X Ad d e d t o S e c t i o n 7 . 2 ( d ) n/ a C M H o l d e n B i r d - f r i e n d l y b u i l d i n g d e s i g n s t a n d a r d s s h o u l d b e i n c l u d e d . X Sa m p l e s o f e x i s t i n g B i r d f r i e n d l y d e s i g n p a c k a g e s ar e b e i n g p r o v i d e d t o s a m p l e . I t i s r e c o m m e n d e d th a t o n e o f t h e s e o r a n a d a p t a t i o n o f t h e m b e ad o p t e d a s a g u i d e a n d r e f e r e n c e f o r d e s i g n i n Ar d e n H i l l s a s a C i t y - w i d e p o l i c y . n/ a C M H o l d e n Bu i l d i n g d e s i g n r e q u i r e m e n t s s h o u l d a d d r e s s t h e e x t e r i o r co l o r o f b u i l d i n g s . B r i g h t c o l o r s s h o u l d b e r e s t r i c t e d o r li m i t e d . Co l o r p a l l e t t e n e e d s t o b e p r o v i d e d t o c o n s u l t a n t . 77 C M H o l d e n EI F S c a n b e p e r m i t t e d a s a n a c c e n t m a t e r i a l a n d l i m i t e d t o ce r t a i n h e i g ht s a b o v e g ro u n d l e v e l . X Ad d e d t o S e c t i o n 7 . 6 n/ a C M H o l d e n Ti l t - u p c o n s t r u c t i o n s h o u l d b e r e q u i r e d t o i n c l u d e h i g h - qu a l i t y f i n i s h e s ( m a s o n r y v e n e e r s , w i n d o w o p e n i n g s , e t c . ) X Ad d e d t o S e c t i o n 7 . 6 78 C M H o l d e n A m a x i m u m n u m b e r o f d r i v e - t h r o u g h b a y s p e r p r o p e r t y sh o u l d b e s e t . Pr e f e r e n c e f o r n u m b e r o f b a y s ? n/ a C M H o l m e s Ma x i m u m g a r a g e w i d t h o f 2 4 f e e t i s t o o r e s t r i c t i v e . S h o u l d no t b e r e q u i r e d f o r p r o p e r t i e s g r e a t e r t h a n 5 0 f e e t i n w i d t h . X Up d a t e d t o h a v e g a r a g e b a y s n o t e x c e e d 2 4 f e e t wi d e ( a l l o w i n g m u l t i p l e b a y s i f n e e d e d ) 73 R a m s e y C o u n t y Do e s t h i s f a ç a d e t r a n s p a r e n c y a p p l y t o s i n g l e f a m i l y a s w e l l as m u l t i - f a m i l y ? H a s t h e C i t y m a r k e t t e s t e d t h e s e r a t i o s t o de t e r m i n e ? X No c h a n g e , t h e s e a r e m i n i m u m r e q u i r e m e n t s a n d on l y o n p e d p r i o r i t y a n d p e d f r i e n d l y . T e c h n i c a l l y , ve r y l i t t l e s i n g l e f a m i l y w i l l b e r e q u i r e d t o m e e t th o s e r e g ul a t i o n s . 7. B u i l d i n g D e s i g n S t a n d a r d s 8. S t r e e t D e s i g n S t a n d a r d s 9. O p e n S p a c e S t a n d a r d s Pa g e  17  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 86 C M H o l d e n Ta b l e 9 - 1 s h o u l d b e r e v i e w e d t o v e r i f y t h a t c a l c u l a t i o n s a r e co r r e c t . T h e o v e r a l l a m o u n t o f p r i v a t e c o m m o n o p e n s p a c e re q u i r e d s h o u l d i n c r e a s e a s t h e n u m b e r o f d w e l l i n g u n i t s in c r e a s e s . X Th e t a b l e q u a l i f i e s t h e s p a c e r e q u i r e d i n t w o w a y s . On e b y t h e n u m b e r o f u n i t s a n d s e c o n d , b y t h e ac r e a g e o f t h e p a r c e l . T h e e f f e c t i v e D U p e r a c r e on l y a p p l i e s o n c e a u n i t c o u n t i s k n o w n . I n t h e o r y , a 1 0 u n i t b u i l d i n g o n a . 2 a c r e l o t , w o u l d r e a c h a 5 0 du / a c r e a n d r e q u i r e 6 0 s f p e r u n i t , t o t a l l i n g 6 0 0 s f (6 . 8 % o p e n s p a c e o n t h e p a r c e l ) . G e n e r a l l y , t h e s e ca l c u l a t i o n s w i l l g i v e a r a n g e o f 6 - 1 2 % p r i v a t e co m m o n o p e n s p a c e . 86 C M H o l m e s Sh o u l d p r i v a t e c o m m o n o p e n s p a c e b e r e q u i r e d f o r de v e l o p m e n t s w h e r e t h e a v e r a g e d e n s i t y i s i n t h e r a n g e o f 5- 7 d w e l l i n g u n i t s / a c r e ? X Up d a t e d t o i n c l u d e 86 M a y o r G r a n t Re q u i r e m e n t f o r b a l c o n i e s s h o u l d o n l y a p p l y t o de v e l o p m e n t o f 7 d w e l l i n g u n i t s / a c r e o r m o r e ( T a b l e 9 - 2 ) X Up d a t e d t o i n c l u d e n/ a Co m m e r c i a l F l e x - De v e l o p e r s Tr a i l s a n d r e t a i l / r e s t a u r a n t s i n c l o s e p r o x i m i t y a r e i m p o r t a n t am e n i t i e s f o r c o m m e r c i a l / o f f i c e d e v e l o p m e n t . P a r k s a r e le s s i m p o r t a n t . X No r e s p o n s e r e q u i r e d n/ a R a m s e y C o u n t y Do e s s p a c e c o n t a i n e d w i t h i n a s e t b a c k a r e a c o u n t t o w a r d no n - r e s i d e n t i a l r e q u i r e m e n t f o r o p e n s p a c e ? X ye s ( a d d i t i o n a l p e r m e a b i l i t y r e q u i r e m e n t m a y b e re q u i r e d ) 84 R a m s e y C o u n t y We w o u l d l i k e t o r e v i e w a d r a f t o f 9 . 3 W a t e r I n f r a s t r u c t u r e De s i g na t i o n . X up d a t e d 85 R a m s e y C o u n t y We d o n ' t b e l i e v e w e s h o u l d m a n d a t e p r i v a t e o p e n s p a c e i n re s i d e n t i a l a n d n o n - r e s i d e n t i a l b u i l d i n g s. no c h a n g e , p r i v a t e o p e n s p a c e m u s t b e a t t r i b u t e d to l a r g e m u l t i - f a m i l y d e v e l o p m e n t s n/ a C M H o l d e n Wi l l t h e P e d e s t r i a n - P r i o r i t y a n d P e d e s t r i a n - F r i e n d l y fr o n t a g e d e i g n a t i o n s p o t e n t i a l l y l i m i t t h e t y p e s o f bu s i n e s s e s t h a t w i l l l o c a t e i n t h e s e a r e a s ? X Th e s e f r o n t a g e s w i l l l i m i t a u t o - o r i e n t e d b u s i n e s s e s , bu t w i l l a l l o w f l e x i b i l i t y f o r m u l t i p l e o t h e r w a l k a b l e bu s i n e s s e s . T h e a m o u n t o f a r e a s f o r p e d f r i e n d l y an d p e d p r i o r i t y i s l i m i t e d r e l a t i v e t o t h e e n t i r e a r e a n/ a C M H o l d e n Wi l l a d e q u a t e s p a c e b e p r o v i d e d f o r p e d e s t r i a n s u s i n g si d e w a l k s c o n s i d e r i n g t h e m i n i m u m s e t b a c k o f o n l y 5 f e e t in s o m e d i s t r i c t s ? X se t b a c k i s i n a d d i t i o n t o r i g h t o f w a y r e q u i r e d si d e w a l k s p a c e . 10 . S t r e e t s c a p e a n d L a n d s c a p e S t a n d a r d s Pa g e  18  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n n/ a C M H o l d e n Wi l l t h e T R C i n c l u d e s t a n d a r d s f o r s c r e e n i n g me c h a n i c a l / u t i l i t y b o x e s l o c a t e d a t t h e s t r e e t l e v e l ? X in c l u d e d i n s e c t i o n 1 0 . 3 ( b ) n/ a C M H o l m e s Sh o u l d w e c o n s i d e r s e t t i n g a m a x i m u m s e t b a c k i n t h e Ne i g h b o r h o o d D i s t r i c t f o r p r o p e r t i e s w i t h G e n e r a l S t r e e t Fr o n t a g e? Ne e d g u i d a n c e o n t h e r e s p o n s e f o r t h i s , w a s t h e r e a d e c i s i o n t o m o v e f o r w a r d o n s e t t i n g m a x se t b a c k ? n/ a C M H o l d e n Ho w w i l l s n o w b e r e m o v e d i n t h e T o w n C e n t e r a r e a co n s i d e r i n g t h a t b u i l d i n g s w i l l b e l o c a t e d c l o s e r t o t h e s t r e e t an d t h e r e w i l l b e l i m i t e d s p a c e f o r s n o w s t o r a g e ? W h o w i l l be r e s p o n s i b l e f o r s n o w r e m o v a l ? St a f f r e s p o n s e r e q u i r e d 87 C i t y C o u n c i l Do e s a 6 f o o t s i d e w a l k p r o v i d e a d e q u a t e s p a c e f o r pe d e s t r i a n s ? X Ye s 88 C M H o l d e n TR C s h o u l d l i m i t t h e a m o u n t o f a r e a b e t w e e n t h e p r o p e r t y li n e a n d b u i l d i n g f a ç a d e t h a t c a n b e u s e d f o r p l a n t e r b o x e s by c o m m e r c i a l u s e . X co m m e r c i a l f r o n t a g e s a r e r e q u i r e d t o b e f l u s h w i t h si d e w a l k a t g r a d e . F i x e d p l a n t e r s w i l l b e f u r t h e r re s t r i c t e d f o r c l a r i f i c a t i o n p u r p o s e s S e c t i o n 7 . 4 n/ a C M H o l d e n A c e r t a i n n u m b e r o f t r e e p l a n t i n g s p e r p r o p e r t y s h o u l d b e re q u i r e d f o r s i n g l e - f a m i l y d e v e l o p m e n t s Pl e a s e p r o v i d e r e c o m m e n d e d n u m b e r , o r s h o u l d Ci t y s t a n d a r d s b e u s e d ? 87 R a m s e y C o u n t y In c o n s i s t e n t u s e o f t e r m i n o l o g y i s c o n f u s i n g ( i e s t r e e t s c a p e zo n e i n F i g u r e 1 0 - 1 , m i n i m u m s i d e w a l k w i d t h i n T a b l e 1 0 ) . X Up d a t e d n/ a R a m s e y C o u n t y It i s n o t c l e a r w h e t h e r s i d e w a l k s a r e r e q u i r e d a l o n g a l l st r e e t s w i t h i n t h e d e v e l o p m e n t . X Up d a t e d t o r e f l e c t a r e a s w h e r e o n e s i d e i s pe r m i t t e d , t h e r e s t a r e t w o s i d e d n/ a R a m s e y C o u n t y Wh o d e t e r m i n e s w h e t h e r a s t r e e t h a s s i d e w a l k o n b o t h si d e s o r j u s t o n e s i d e ? X de v e l o p e r n/ a R a m s e y C o u n t y D e f i n e ' M a i n S t r e e t ' X Up d a t e d T a b l e t o r e f l e c t r e v i s e d s t r e e t n a m e s 87 R a m s e y C o u n t y In T a b l e 1 0 - 1 , ' M i x e d U s e ' s t r e e t c l a s s i f i c a t i o n a l l o w s a 3 ' pl a n t i n g z o n e , w h i c h i s t o o n a r r o w t o p r o v i d e a h e a l t h y en v i r o n m e n t f o r t r e e s . T h i s a l s o c o n f l i c t s w i t h 1 0 . 2 ( b ) a n d do e s n o t a l l o w f o r a d e q u a t e s n o w s t o r a g e . X Up d a t e d p e r r e v i s e d s t r e e t s e c t i o n s Pa g e  19  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n n/ a R a m s e y C o u n t y Ar e d e v e l o p e r s r e q u i r e d t o p r o v i d e a l l p l a n t i n g s , i n c l u d i n g st r e e t t r e e s , i n p l a n t i n g z o n e s o r w i l l t h e c i t y b e r e s p o n s i b l e fo r i n s t a l l i n g p l a n t i n g s i n s o m e a r e a s ? W h o i s r e s p o n s i b l e al o n g t h e s p i n e r o a d ? X Up d a t e d t o i n c l u d e l a n g u a g e r e f e r e n c i n g t h e A r d e n Hi l l S t r e e t d e s i g n m a n u a l n/ a R a m s e y C o u n t y Wh o i s r e s p o n s i b l e f o r m a i n t a i n i n g p l a n t i n g s a n d s t r e e t fu r n i t u r e ? X HO A / P I D / O w n e r s n/ a R a m s e y C o u n t y Wh o i s r e s p o n s i b l e f o r m a i n t a i n i n g s t r e e t l i g h t s , i n c l u d i n g re l a m p i n g a n d p a y i n g f o r e l e c t r i c a l s e r v i c e ? X HO A / P I D / C i t y ( P e r d e v e l o p m e n t a g r e e m e n t ) 89 R a m s e y C o u n t y Th e s t r e e t f u r n i t u r e s e c t i o n i s v e r y v a g u e a n d d o e s n o t ap p e a r t o ' r e q u i r e ' t h a t d e v e l o p e r s i n s t a l l a n y t h i n g . X Co r r e c t , a l l o w s f l e x i b i l i t y 90 R a m s e y C o u n t y Fi g u r e 1 0 - 8 s h o u l d n o t a p p l y t o u t i l i t y l o c a t i o n s w i t h i n s p i n e ro a d R O W . T h e t y p i c a l s e c t i o n p r e p a r e d b y K i m l e y - H o r n id e n t i f i e s p r e f e r r e d u t i l i t y l o c a t i o n s . X ad d e d l a n g u a g e " e x c e p t S p i n e R o a d " 92 C M H o l d e n Si g n s t a n d a r d s s h o u l d r e s t r i c t t h e h e i g h t o f t h e b a s e o f mo n u m e n t s i g ns . X He i g h t s o f s i g n a g e a r e a l r e a d y r e g u l a t e d f o r o v e r a l l he i g h t 92 C M H o l d e n Di f f e r e n t s t a n d a r d s s h o u l d b e d e v e l o p e d f o r H i g h w a y Mo n u m e n t s i g n s o n H w y 9 6 a s c o m p a r e d t o H w y 1 0 a n d I - 35 W . M o n u m e n t s i g n s o n H w y 9 6 s h o u l d b e s c a l e d d o w n . Pl e a s e s p e c i f y t h e d e s i r e d o u t c o m e s o f d i f f e r e n t st a n d a r d s , m a x i m u m s i z e s , e t c . 93 M a y o r G r a n t Si g n s t a n d a r d s s h o u l d p r o h i b i t s t r e a m i n g s i g n s a n d v i d e o si g ns . X Up d a t e d a n d a d d e d 93 C i t y C o u n c i l Bu i l d i n g P r o j e c t i n g S i g n s s h o u l d n o t b e p e r m i t t e d i n t h e Fl e x O f f i c e d i s t r i c t . X Up d a t e d 93 C M H o l d e n Ca n d e s i g n s t a n d a r d s b e i n c l u d e d f o r B u i l d i n g P r o j e c t i n g Si g n s t o e n s u r e h i g h - q u a l i t y , d u r a b l e m a t e r i a l s ? Ye s , i t m a y b e e a s i e r t o r e s t r i c t m a t e r i a l s , r a t h e r th a n s p e c i f y c e r t a i n d u r a b l e m a t e r i a l s . P l e a s e pr o v i d e p r e f e r e n c e . 93 C i t y C o u n c i l R e m o v e R o o f S i g n s a s a p e r m i t t e d s i g n t y p e . X Up d a t e d 94 C M H o l m e s Pe r m i t t e d w a l l s i g n a g e f o r s i n g l e t e n a n t c o m m e r c i a l a n d in s t i t u t i o n a l b u i l d i n g s s e e m s i n s u f f i c i e n t . Pl e a s e s p e c i f y h o w i t i s i n s u f f i c i e n t 11 . S i g n S t a n d a r d s Pa g e  20  of  21 Co m m e n t  Tr a c k e r  ‐   TC A A P  Re d e v e l o p m e n t  Co d e 11.12.2014 Pa g e C o m m e n t o r C o m m e n t C h a n g e - N O o r N / A C h a n g e - Y E S Ex p l a n a t i o n / A c t i o n 96 C i t y C o u n c i l Ma r q u e e S i g n s s h o u l d n o t b e p e r m i t t e d i n t h e C a m p u s Co m m e r c i a l o r O f f i c e M i x e d U s e d i s t r i c t s . up d a t i n g 97 M a y o r G r a n t Si g n s t a n d a r d s s h o u l d r e s t r i c t t h e u s e o f n o n - s h i e l d e d ba n d s o f L E D l i g ht s . X Up d a t e d a n d a d d e d n/ a C M H o l d e n In c l u d e s t a n d a r d s t h a t a l l o w f o r m o r e t e m p o r a r y g r a n d op e n i n g s i n g a g e t h a n w h a t i s c u r r e n t l y p e r m i t t e d i n t h e AH C . ba n n e r s a r e c o n s i d e r e d t e m p o r a r y , g r a n d o p e n i n g si g n s a r e p e r m i t t e d a s b a n n e r s c u r r e n t l y . W h a t ad d i t i o n a l t y p e s o f g r a n d o p e n i n g s i g n a g e a r e re q u e s t e d ? 97 C i t y C o u n c i l In T a b l e 1 1 - 1 , t h e d e s c r i p t i o n o f B a n n e r s s h o u l d b e r e v i s e d to s t a t e , " A t e m p o r a r y f a b r i c o r v i n y l s i g n h u n g f r o m a bu i l d i n g f a ç a d e . up d a t i n g 98 C i t y C o u n c i l In c l u d e s t a n d a r d s t o l i m i t t h e s i z e o f t h e b a s e a r e a o f mo n u m e n t s i g n s i n r e l a t i o n t o t h e t o t a l a r e a o f t h e s i g n (b a s e + s i g n c o p y a r e a ) . X th i s s h o u l d b e d e t e r m i n e d b y t h e d e v e l o p e r . A so l i d b a s e i s r e q u i r e d a n d a m a x i m u m h e i g h t i s re s t r i c t e d , t h e b a s e w o u l d n e e d t o b e s h o r t e r i n or d e r t o p r o v i d e t h e s i g n a g e r e q u i r e d b y t e n a n t s . n/ a C M H o l d e n Do e s T R C r e g u l a t e t h e u s e o f p e r m a n e n t , p o l e - m o u n t e d me n u s i g n s i n f r o n t o f r e s t a u r a n t s ? do e s t h e C M w a n t t h e s e o r n o t w a n t t h e s e , n e e d ad d i t i o n a l f e e d b a c k . C u r r e n t l y t h e s e w o u l d n o t b e ab l e t o e x i s t a s i t w o u l d b e a n e n c r o a c h m e n t t h a t do e s n o t m e e t t h e c l e a r a n c e r e q u i r e m e n t s n/ a C M H o l d e n Wi l l T r a n s i t i o n S t a n d a r d s b e t w e e n n o n - r e s i d e n t i a l a n d si n g l e - f a m i l y r e s i d e n t i a l u s e s p o s e c h a l l e n g e s t o co m m e r c i a l r e t a i l u s e r s ? X no c h a l l e n g e s , r e t a i l i s n o t c o m m o n l y o n u p p e r fl o o r s , a n d t h a t i s t h e o n l y r e s t r i c t i o n f o r t h e tr a n s i t i o n e l e m e n t s . n/ a R a m s e y C o u n t y At t a c h m e n t 5 i s a n i m p o r t a n t d o c u m e n t a n d w e h a v e n o t se e n a d r a f t o f i t a t t h i s t i m e . X re v i s e d a n d u p d a t e d At t a c h m e n t s Pa g e  21  of  21 Bush/75 (CityLine) Form-Based Code + TOD Richardson, Texas Project Contact: Sam Swanson | 214.215.3124 | sam@parliamentgroup.com Michael Alost | 318.470.3030 | michael.alost@kdc.com Site Details 100+ Acre TOD Site Scope/Services Market Analysis Community Engagement Form-Based Zoning Tax Increment Support Cost $300,000 Potential Value $4 Billion Start/Completion Date 2010 - 2012 3100 McKinnon Street, 7th Floor, Dallas, TX 75201 | o. 817.348.9500 f. 214.451.1176 | www.gatewayplanning.com Located at the intersection of two major regional highways in the Dallas-Fort Worth Metroplex—George Bush Turnpike (PGBT) and Central Expressway (US 75)—the existing PGBT DART light rail station, two regional trails, and the surrounding vacant property present an opportunity for a new approach to Transit Oriented Development (TOD). Gateway Planning Group with Kimley-Horn was retained by Bush/75 Partners to plan, design and entitle the project. Gateway Planning, also working closely with the City of Richardson, developed a Plan to transform a conventional highway quadrant into a world-class urban village. This approach sets the stage for a true public-private partnership to provide the local funding resources necessary to contribute to the future intermodal transfer station with the Cotton Belt Rail line from DFW International Airport, as well as for the high level of street, trail, park and plaza infrastructure needed to maximize the reach of the TOD beyond just a few blocks around the rail station. Market-Driven Implementation (Form-Based Code + TIF) The adopted form-based code transforms this suburban location into a dynamic TOD that will be driven by market- forces rather than NIMBY politics. The ability to harness growth from the rail, and the adjacent highways will better harness growth into sustainable walkable neighborhoods. This will also drive sustained growth in tax base so that sufficient infrastructure investments can be made in additional regional rail and local streets to facilitate the TOD context. Since the original design and form-based zoning, the following have resulted: 1. Zale Corson Group has purchased and is developing an urban multifamily project on the lower portion of the TOD being designed by JHP Architects 2. KDC Development Company has purchased the remaining land and is developing a mixed use, live, work, play project that will include almost 2 million square feet of office for over 6000 employees. 3. The City of Richardson has created a Tax Increment Financing (TIF) District and has targeted a portion of that TIF for financing the Cotton Belt Rail System. Awards 2011 NCTCOG CLIDE Award for Planning and Policy for Sustainable Development 2012 TX APA Current Planning Award Image courtesy of KDC + Corgan Downtown TOD Plan + Initiative - Duncanville, Texas Project Contact: Steve Miller | 972.780.5016 | smiller@ci.duncanville.tx.us Site Details Main Street Corridor Scope/Services Master Plan Redesign/Reconstruction of Main Street Form-Based Code Future TOD Plan Cost $175,000 Start/Completion Date 2006 - 2008 3100 McKinnon Street, 7th Floor, Dallas, TX 75201 | o. 817.348.9500 f. 214.451.1176 | www.gatewayplanning.com The Project Duncanville, Texas, seeking to reinvent its Main Street into a true mixed-use destination, teamed up with Gatway Planning Group, TXP and Kimley-Horn to implement a master plan for downtown focused on the re- design and reconstruction of Main Street. Duncanville’s Main Street anchors historic retail and the center of city government, but it has lacked sustained growth for many years. Located just south of Dallas on IH20 and a future rail transit line connecting to the DART Westmoreland Station, Downtown Duncanville has initiated an economic development strategy to grow a market for downtown housing, more retail, additional restaurants and eventually substantial new offices. Attracting young professionals and empty-nesters to live in Duncanville has been targeted as a key strategy. This initiative utilized a community committee for input and developed a detailed redevelopment master plan. The master plan includes the conceptual design for transit-oriented development (TOD) around the likely location of a rail station at Center and Main Streets and delineates areas for enhancement as well as likely locations for substantial redevelopment. Implementation Implementing the master plan, form-based rezoning has created certainty, use flexibility and predictabili- ty for developers from parcel to parcel. Recipient of an NCTCOG Sustainable Communities Capital Grant, Main Street is under reconstruction today next to the future DART Station, implementing the master plan. Several new restaurants have been opened and redevelopment is underway for several projects, including new townhomes and adaptive reuse construction of existing buildings on Main Street. Best Practice “Reinventing Main Street” —the Context-Sensitive Solutions (CSS) work of Gateway Planning, TXP and Kim- ley-Horn in Duncanville, Texas—has been selected as a Best Practice for the CSS National Dialog, sponsored by Federal Highway Administration (FHWA) and the Center for Transportation and Environment (CTE) at North Carolina State University. Awards 2013 NCTCOG Clide for Planning and Policy for Sustainable Development 3100 McKinnon Street, 7th Floor, Dallas, TX 75201 | o. 817.348.9500 f. 214.451.1176 | www.vialtagroup.com Downtown McKinney Redevelopment and Form-Based Code Initiative Project Contact: Jennifer Arnold | 972.547.7415 | jarnold@mckinneytexas.org Site Details 100 Blocks Scope/Services Redevelopment Strategy Building Scale Master Plan Form-Based Code Redesign of Historic Square Tax Increment Financing Specific Development Support Future TOD Plan Cost $600,000 Projected Value $1+ Billion Start/Completion Date 2006 - 2013 The new Town Center Master Plan is the vision of the City of McKinney, Texas, for the future of its central neighborhoods and historic center. The Plan is also the roadmap for redevelopment, preservation, and future growth, including transit oriented development (TOD) to connect into the Rail North Texas System from Dallas to Downtown McKinney. The plan provides a community-based strategy for sustaining the vibrancy of the heart of McKinney. Linking the Master Plan with the Market Phase 1 of the planning process was inclusive, not simply allowing for but actively soliciting public input through each part of the process. As a result, the process captured valuable public input while still capitalizing on the professional expertise of City officials and the Gateway Planning Team hired to lead the process. The results of the stakeholder process provide key linkages to neighborhoods and developments surrounding the future TOD adjacent to the historic downtown. Implementation After the City Council adopted the master plan, the Gateway Planning Team (Gateway Planning, Kimley-Horn and TXP) was engaged to position downtown, including the future TOD, with a critical mass of neighborhood linkages for investment in new businesses. To this end, the Gateway Team assessed market demand and developed a detailed form-based code and design framework to implement the master plan. In addition, the Gateway Planning team assessed and created a tax increment finance (TIF) zone. In addition, the team developed a comprehensive parking strategy to address short- and long-term parking needs as the Town Center grows. The team is also developing a Town Center management structure as a mechanism to coordinate all the public and private redevelopment efforts. Awards 2013 NCTCOG Clide Award for Planning and Policy for Sustainable Development 2013 TX APA Current Planning Award Downtown Placemaking Initiative - Owensboro, Kentucky Project Contact: Madison Silvert | 270.926.4339 | msilvert@owensboro.com 3100 McKinnon Street, 7th Floor, Dallas, TX 75201 | o. 817.348.9500 f. 214.451.1176 | www.gatewayplanning.com Proposal for Jump Start Development Plans |Metroplan 1-5 Status of Project Completion Project Partners Project Timeline Total Cost of the Project Adopted Master Plan and Form-Based Code; public infrastructure and private development underway Gateway Planning Group TXP Kimley-Horn and Associates Planning Timeline 2007-2009 Implementation Timeline Ongoing; code adopted 2009 Planning Cost Approx $500,000 Implementation Cost $140 million public infrastructure; $91 million private investment Relevance to Metroplan Jump Start The Downtown Placemaking Initiative in Owensboro represents areas much like some of the historic towns of Arkansas. It had a fair amount of undeveloped property in its waterfront historic downtown, with enough vacant area to bring housing and employment into downtown. As with Owensboro, the key to implementing successful Jump Start initiatives is viewing form-based zoning and planning as both an aesthetic and an economic development exercise. It isn’t enough to create a visually appealing community; the focus needs to marry public development and financing of infrastructure with investment in private real estate development. Riverfront Placemaking Initiative –Owensboro, Kentucky Project Elements Development Diversity Efficient Growth Pedestrian Design Housing Choice Activity Centers Environmental Stewardship Quality Places Efficient Mobility Options Resource Efficiency Educational Opportunity Healthy Communities Economic Development Proposal for Jump StartDevelopment Plans |Metroplan 1-5 Status of Project Completion Project Partners Project Timeline Total Cost of the Project Adopted Master Plan and Form-Based Code; public infrastructure and private development underway Gateway Planning Group TXP Kimley-Horn and Associates Planning Timeline 2007-2009 Implementation Timeline Ongoing; code adopted 2009 Planning Cost Approx $500,000 Implementation Cost $140 million public infrastructure; $91 million private investment Relevance to Metroplan Jump Start The Downtown Placemaking Initiative in Owensboro represents areas much like some of the historic towns of Arkansas. It had a fair amount of undeveloped property in its waterfront historic downtown, with enough vacant area to bring housing and employment into downtown. As with Owensboro, the key to implementing successful Jump Start initiatives is viewing form-based zoning and planning as both an aesthetic and an economic development exercise. It isn’t enough to create a visually appealing community; the focus needs to marry public development and financing of infrastructure with investment in private real estate development. RiverfrontPlacemaking Initiative –Owensboro, Kentucky Project Elements Development Diversity Efficient Growth Pedestrian Design Housing Choice Activity Centers Environmental Stewardship Quality Places Efficient Mobility Options Resource Efficiency Educational Opportunity Healthy Communities Economic Development Proposal for Jump Start Development Plans |Metroplan 1-7 for downtown as it was being developed. Finally, a Community Validation meeting was held to present the final illustrative master plan and the package of catalyst projects. Community support for this initiative was very strong, providing momentum for project implementation. Master Plan and Form-Based CodeThe final Master Plan provides an overall urban design framework within which the community can come together and reassess priorities and initiatives as market conditions evolve. Facilitating rezoning, the Master Plan is being implemented by a form- based code. This will enable Downtown Owensboro to once again be a series of well-connected urban neighborhoods, each with its own development and activity focus. With several large-scale redevelopment opportunities, the Master Plan provides the community flexibility in evaluating a variety of redevelopment options. Focus on Implementation With a strong focus on a practical but ambitious plan, the design team recommended a core set of catalyst projects that built on the existing community assets. In addition to providing order-of- magnitude cost estimates, the team identified financial strategies to fund these initial projects. With tremendous public support and ownership, the City and County approved the Master Plan and approximately $100 million to fund the infrastructure for the catalyst projects in February 2009. Despite tough economic times, the elected officials saw this as an incredible opportunity to invest in Owensboro’s future. Successes Since the ratification of the Downtown Master Plan in early 2009, there has been approximately $140 million in public investment and $91 million in private investment. Initial economic analysis indicated that Owensboro should expect roughly a 3:1 public/private investment ratio, but they are already just over 1½:1. Numerous business expansions and entrepreneurs have found a home in Downtown. For example, Texas Gas-Boardwalk Pipelines, a prominent corporate citizen of 50 years, moved their local headquarters from the periphery of the community into Downtown, along with 300 white-collar employees. The new headquarters of the International Bluegrass Music Museum is in the In the fall of 2007, the residents of Owensboro identified downtown revitalization as an important community priority. This provided the impetus for a comprehensive downtown planning initiative led by the Gateway Planning Team. Working with partners TXP and Kimley-Horn and Associates, the Gateway Planning Team “eventually produced a plan that not only will work, but also stirs the imagination and creates excitement” (Messenger-Inquirer editorial, February 7, 2009). Bringing the Waterfront into historic downtown became the critical focus. Reinventing the design of major roadway corridors, linking downtown with other parts of downtown, created additional opportunities. One of these corridors emerged as a candidate for a Regional Streetcar Line. Master Plan and Form-Based Code The final Master Plan provides an overall urban design framework within which the community came together and reassessed priorities and initiatives as market conditions evolve. Facilitating rezoning, the Master Plan is being implemented by a form-based code. This has enabled Downtown Owensboro to once again be a linked collection of urban neighborhoods, each with its own development and activity focus. With several large-scale redevelopment opportunities, the Master Plan the community flexibility in evaluating a variety of redevelopment options. Focus on Implementation With a strong focus on a practical but ambitious plan, the Design Team recommended a core set of catalyst projects that built on the existing community assets. In addition to providing order-of-magnitude cost estimates, the Design Team identified financial strategies to fund these initial projects. With tremendous public support and ownership, the City and County approved the Master Plan and approximately $100 million to fund the infrastructure for the catalyst projects in February 2009. Despite the tough economic times, the elected officials saw this as an incredible opportunity to invest in Owensboro’s future. Since the ratification of the Downtown Master Plan in early 2009, there has been approximately $140 million in public investment and $91 million in private investment. Initial economic analysis indicated that Owensboro should expect roughly a 3:1 public/private investment ratio, but they are already at just over 1-1/2:1. Numerous business expansions and entrepreneurs have found a home in Downtown. For example, Texas Gas-Boardwalk Pipelines, a prominent corporate citizen of 50 years, moved their local headquarters from the periphery of the community into Downtown, along with 300 white-collar employees. Site Details 100 Block Downtown Scope/Services Community Process Master Plan Integration with Waterfront Infrastructure Finance Plan Form-Based Zoning Cost $300,000 Potential Value $500 Million Start/Completion Date 2008 - 2010 City of Roanoke Downtown Plan and Code Project Contact: Jimmy Stathatos | 817.239.4404 | jimmy.stathatos@flower-mound.com Site Details 40 Block Historic Downtown Scope/Services Master Plan Oak Street Redesign Infrastructure Funding Strategy Cost $475,000 (3 Phases) Potential Value $175 Million Start/Completion Date 2004 - 2009 3100 McKinnon Street, 7th Floor, Dallas, TX 75201 | o. 817.348.9500 f. 214.451.1176 | www.gatewayplanning.com An Authentic Downtown Destination Roanoke, Texas, is located northeast of Fort Worth near the heart of the Alliance Texas multi-modal distribution complex. Roanoke has experienced dramatic increases in population and tax base in the recent past, spurring their interest in redeveloping Downtown. Unlike many “bedroom” communities in rapidly growing metropolitan areas, the community leadership recognized the rich heritage that is Roanoke and has seized the opportunity to preserve the essence of its downtown. Gateway Planning Group was retained in order to assist the city in this mission. Market Driven Implementation The Gateway Team coalesced the downtown business owner leadership and thereafter developed a master plan, identifying the strengths of downtown in order to attract increased tourist and business activity. It then led the conceptual redesign of Oak Street, based on the Master Plan, resulting in the City investing $8 million for reconstruction after final design by Halff Engineers with Gateway Planning’s support. Finally, a form-based code was developed and adopted, complementing Oak Street’s redesign and reconstruction. This combination unleashed substantial investment including the adaptive reuse of six existing buildings and the construction of six new buildings. Almost a dozen new restaurants have opened with great fanfare, resulting in Roanoke’s rebranding as the “Unique Dining Capital of Texas.” Award This project won the 2011 NCTCOG Leadership in Development Excellence (CLIDE) Award. 3100 McKinnon Street, 7th Floor, Dallas, TX 75201 | o. 817.348.9500 f. 214.451.1176 | www.gatewayplanning.com TRE TO D A L L A S b y t r a i n TRE T o F O R T W O R T H b y t r a i n I- 8 2 0 T R I N I T Y B L V D NEIGHBORHOOD UNDER DEVELOPMENT EXISTING NEIGHBORHOOD EXISTING LAKE EXISTING LAKE EXISTING LAKE August 30, 2012 T R I N I T Y R I V E R Exhibit A: Trinity Lakes Illustrative Plan Located in the heart of the Dallas/Fort Worth Metroplex, Trinity Lakes will be the premier location for East Fort Worth residents to live, work and play. This neighborhood is centrally located within close proximity to the DFW airport, as well as directly adjacent to the Trinity Rail Express (TRE) Line and the Trinity River Trail System, as well as next to the world headquarters of Bell Helicopter. A Public-Private Partnership The first developer-initiated form-based plan in Fort Worth is structured to give the local residents a place to shop and dine, and eventually a location to live in an urban residential environment and work within close proximity to homes. Gateway Planning developed the master plan and code through a market-driven collaboration with Kimley-Horn and Catalyst Commercial. The project includes the reinvention of Trinity Boulevard into an urban boulevard in order to create a true walkable urban context for the future TOD station on the existing Trinity Railway Express that connects Fort Worth with Dallas. In addition, a Tax Increment Financing (TIF) Strategy has been led by the team that will improve infrastructure, connect the existing city-wide trail system and allow the commercial development to become the first destination station outside of downtown along the TRE line. Gateway Planning is now supporting the development phase for the developer. Awards 2013 Midwest Texas APA Award Trinity Lakes Neighborhood + Development Code Project Contact: Ken Newell | President | 817.589.9386 | kenneth@kbnewell.com Site Details 200 Acres Scope/Services Master Planning Form-Based Zoning TIF Creation Infrastructure Design Phasing Strategies Return on Investment Study Zoning Amendment Cost $400,000+ Start/Completion Date 2011 - Ongoing Volcano Heights Neighborhood Plan - Albuquerque, New Mexico Project Contact: Mikaela Renz-Whitmore | 505.924.3932 | Mrenz@cabq.gov Site Details 570 Acres Scope/Services Form-Based Code Fiscal Impact Study Traffic Analysis Public Engagement Stakeholder Meeting Adoption Process Cost $300,000 Potential Value $1 Billion Start/Completion Date 2011 - 2013 Originally scoped as a review of the July 2010 Volcano Heights Sector Development Plan, the City of Albuquerque decided to utilize the skills of Gateway Planning Group to assist the City with a complete city initiated form-based zoning effort. Through stakeholder focus groups and landowner meetings, as well as significant City Department meetings, the City and Gateway Planning developed a vision consensus to base the form-based zoning tool. Through internal vetting and public feedback, the Plan has been reformatted to include the heavy policy issues of a typical sector plan and the visual development and building design standards that are common in form-based zoning documents. Volcano Heights is an interesting example of scattered parcel ownership and numerous municipal departments coming together to complete an innovative and detailed rezoning process, in order to ensure that the future “major activity center” will develop with care of the market and the natural landscape around the plan area. Inclusion of the Mid-Region Council of Governments (MRCOG) in the process has led to Gateway Planning’s President, Scott Polikov, to begin giving insight to MRCOG as they begin to update their own Future Albuquerque Area Bikeways and Streets (FAABS) document. 3100 McKinnon Street, 7th Floor, Dallas, TX 75201 | o. 817.348.9500 f. 214.451.1176 | www.gatewayplanning.com