HomeMy WebLinkAbout01-12-15-WSAGENDA ITEMS
TCAAP
Planning Staff
MEMO.PDF, MEMO FROM TERRY.PDF, ATTACHMENT A.PDF,
ATTACHMENTS.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Robert Woodburn
Special City Council
Work Session Agenda
January 12, 2015
5:30 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651 -792 -7800
Website :
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting, strong residential
neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our
long -standing tradition as a desirable City in which to live, work, and play.
CALL TO ORDER
1.
1.A.
Documents:
2.
Page 1 of 1
DATE: January 12, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Jill Hutmacher, Community Development Director
SUBJECT: TCAAP
Three TCAAP topics are scheduled for discussion at the January 12, 2015, special City Council
work session meeting.
A. Infrastructure Costs
The infrastructure team will present information on the preliminary cost estimates of
infrastructure improvements. Public Works Director Terry Mauer has attached a brief
memo, and additional materials will be distributed at the meeting.
B. Land Use Map
Kimley Horn has provided a revised land use map which reflects the Spine Road
realignment and City Council direction regarding land uses in the Town neighborhood.
The acreages of each neighborhood have decreased somewhat. Some of the decrease is
related to the Spine Road realignment. Given the maximum densities that have been
established for each neighborhood by the City Council, the decrease in residential
development area has resulted in fewer total units. A memo from Community
Development Director Jill Hutmacher and the land use map from Kimley Horn are
attached.
C. Chapters 6 and 7, TCAAP Redevelopment Code
City Council comments and direction on Chapters 6 and 7 of the TCAAP zoning have
been incorporated. Based on the City’s schedule for approval of the TCAAP
Redevelopment Code (TRC), the January 12 work session will be the last opportunity for
the City Council to review Chapters 6 and 7 prior to presentation of the full draft TRC on
February 2, 2015. Redlined-copies of Chapters 6 and 7 are attached. Hole-punched
copies of Chapters 6 and 7 have been provided in Council packets for inclusion in the
green binders.
MEMORANDUM
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RAMSEY COUNTY AND CITY OF ARDEN HILLS Y t&,,?A 0"4
FEASIBILITY STUDY AND REPORT
TCAAP SITE REDEVELOPMENT INFRASTRUCTURE
EXECUTIVE SUMMARY
Ramsey County, in coordination with the City of Arden Hills, is planning for the redevelopment of
the former Twin Cities Army Ammunitions Plant(TCAAP) site. The TCAAP site is a 427 acre
parcel adjacent to US Highway 10 and Highway 96 in Arden Hills. The site is currently undergoing
environmental clean up to ready it for redevelopment by late 2015. In order to prepare the property
for sale and redevelopment,Ramsey County and the City of Arden Hills need to have plans in place
for the public infrastructure required to serve the site. The proposed public infrastructure
improvements include the following:
• Roadway improvements
• Site grading and storm drainage improvements
• Trunk sanitary sewer improvements
• Water system improvements
• Landscape architecture/urban design improvements
• Ramsey County Parks and Recreation trail improvements
These improvements are proposed to be designed and constructed consistent with those identified in
the Master Plan and AUAR for the TCAAP site.
The estimated costs for the proposed improvements are detailed below. The estimated costs include
a 10 percent contingency and either a 20 percent or 30 percent allowance for indirect costs such as
engineering, administrative and legal items as well as capitalized interest. The estimated roadway,
sanitary sewer and water main project costs include a 20 percent indirect allowance,while the
remaining project costs include a 30 percent indirect allowance.
Estimated
Proposed Improvements Project Cost
A. Roadway
Spine Road $11,600,000
Thumb Road(inside TCAAP) $ 1,500,000
Thumb Road(outside TCAAP) $ 3,000,000
Subtotal $16,100,000
B. Site Grading and Storm Drainage
Mass Grading and Earthwork $ 3,600,000
Storm Water Ponds(private development) $ 1,100,000
Wetland Restoration $ 200,000
Rice Creek Remeander $ 1,100,000
Subtotal $ 6,000,000
C. Trunk Sanitary Sewer
Spine Road $ 1,200,000
Thumb Road $ 200,000
Subtotal $ 1,400,000
i
D. Water System
Spine Road $ 6,500,000
Thumb Road $ 800,000
Subtotal $ 7,300,000
E. Landscape Architecture/Urban Design Enhancements
Spine Road $ 1,000,000
Thumb Road $ 300,000
Town Center $ 800,000
Green Crossings $ 800,000
Entry Gateways $ 1,500,000
Pedestrian Nodes $ 300,000
Natural Resources Corridor $ 1,700,000
Subtotal $ 6,400,000
F. Ramsey County Parks Trail Improvements $ 500,000
Total Project Cost $37,700,000
The improvements are proposed to be financed through a combination of Ramsey County and City of
Arden Hills funds. The following is a summary of the proposed financing plan for the
improvements:
Improvements Estimated Cost Financing Source
Roadway $16,100,000 Ramsey County
Site Grading and Storm Drainage $ 6,000,000 Ramsey County
Trunk Sanitary Sewer $ 1,400,000 City of Arden Hills
Water System $ 7,300,000 City of Arden Hills
Landscape Architecture/Urban Design $ 6,400,000 Ramsey County
Ramsey County Parks Trails $ 500,000 Ramsey County Parks
Financing Summary Total Amount
Ramsey County $28,500,000
City of Arden Hills $ 8,700,000
Ramsey County Parks and Recreation $ 500,000
Total $37,700,000
The TCAAP infrastructure improvements are proposed to be constructed in 2015 and 2016 to meet
the needs of future redevelopment. The exact schedule for the various improvements will be
determined at a later date based on development needs and the availability of funding.
ii
Page 1 of 1
DATE: January 12, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Terry Maurer, Public Works Director
SUBJECT: TCAAP Infrastructure
At tonight’s meeting the Kimley Horn Infrastructure Team will be present to give the Council a
“first look” at the cost estimates for the various infrastructure components presented to the
Council over the last six months. This is the first cut at the total project costs, so these numbers
will continue to be refined as discussions start to focus on financing of the improvements.
Also attached to this memo is the Open House summary prepared by Kimley Horn following the
December 9, 2014, event held at the Marsden Room.
AGENDA ITEM – 1A
MEMORANDUM
Page 1 of 1
DATE: January 12, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Terry Maurer, Public Works Director
SUBJECT: TCAAP Infrastructure
At tonight’s meeting the Kimley Horn Infrastructure Team will be present to give the Council a
“first look” at the cost estimates for the various infrastructure components presented to the
Council over the last six months. This is the first cut at the total project costs, so these numbers
will continue to be refined as discussions start to focus on financing of the improvements.
Also attached to this memo is the Open House summary prepared by Kimley Horn following the
December 9, 2014, event held at the Marsden Room.
AGENDA ITEM – 1A
MEMORANDUM
Page 1 of 3
DATE: January 12, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Jill Hutmacher, Community Development Director
SUBJECT: TCAAP Zoning
Discussion
At the December 15, 2014, City Council work session, the Council held a panel discussion with
multi-family developers. Key points from the panel and previous discussions are summarized
below.
Townhomes and Row Homes
Townhomes or row homes are usually developed as 3- or 4-unit buildings since the end
units are most popular. Detached townhomes are generally around 5 or 6 units per acre.
Row homes can be built at up to 10 units per acre. Developers suggested that an average
of 7 to 8 units per acre for townhome products is reasonable.
Townhomes are most likely to be developed in the neighborhood transition area, but the
market could also support a limited number of townhomes in the Hill or Creek
neighborhoods.
Senior Housing, Apartments, and Condominiums
Senior housing and apartment buildings need 150-250 units per building in order to
support the common areas and amenities desired by the market and to be attractive to
institutional investors. Apartment buildings would likely be 4 stories of apartments (3-6
acre parcels) above one story of underground or enclosed parking.
Senior housing and apartment development prefers to be located close to goods and
services. Density in new senior and apartment developments averages approximately 40
units per acre.
The demographics and desires of renters have changed over the past 20 years. Today’s
renters want high-end finishes and amenities – essentially a condominium-type product
but without ownership.
MEMORANDUM
Page 2 of 3
Mixed-use residential has not been successful in suburban markets. Developers felt that
requiring commercial readiness standards on the first floor of pedestrian-oriented
frontages would be a financial burden and a disincentive for development.
Developers want a 10-year payback period for any “green” upgrades. Most energy
savings are being realized through technological advances in construction and building
materials.
Condominiums are currently only being built in very selective areas and are usually very
high-end. In order for the developer to get construction financing, 70% of the units must
be sold.
As the market improves, there may be limited demand for upscale condominium units in
buildings of approximately 50 units. Developers cautioned that there is limited and
untested demand for this product type – maybe one or two buildings in the Neighborhood
Transition area in a location near both retail and open space.
Following the panel discussion, the City Council considered its vision for the Town Center and
Neighborhood Transition Districts. The Council also discussed adjustments to land uses as a
result of the Spine Road realignment. City Council direction was as follows:
Prohibit residential as a component in mixed-use buildings.
Remove commercial readiness requirements.
Establish a maximum density of 40 units per gross acre in the Town Center District.
Align green spaces along a generally east-west pedestrian corridor connecting the
retail/office areas west of the Spine Road with the Town Center and park on the east side
of the site.
Reduce retail on the east side of the Spine Road to approximately 2.5 acres. Orient this
retail towards the east-west pedestrian corridor.
Increase the Town Center area by approximately 2.5 acres to a total of 17 to 18 acres.
Divide the Neighborhood Transition into lower- and higher-density zones with an overall
average maximum density of 10 units per acre.
Revisions to Land Use Map
Kimley Horn has revised the land use map to reflect the Spine Road realignment (attached).
Acreage numbers have been revised. Based on the revised acreages and City Council direction
regarding maximum density on November 24 and December 15, the total maximum possible
number of residential units would be as follows.
Neighborhood Average
Units/Acre
Adjusted
Acres
Previous
Acres
Adjusted #
of Units
Creek 3.0 41.72 43.0 125
Hill 4.5 62.30 66.0 280
Transition 10.0 38.27 47.0 383
Town Center 40.0 17.00 15.0 680
Total 9.22 159.29 171.00 1,468
Page 3 of 3
Notes:
1. On November 24, 2014, the City Council gave direction for the Hill and Creek
Neighborhoods to be divided into three subzones with maximum densities of 2, 4, and 6
units per acre. These subzones will be depicted on the next draft of the Regulating
(zoning) Map. Average densities shown above reflect the subzones.
2. On December 15, 2014, the City Council directed staff to create two subzones in the
Transition district with an overall maximum density of 10 units per acre. These subzones
will be depicted on the next draft of the Regulating Map.
Future Land Use and Regulating Maps
If the attached land use map is acceptable to the City Council, it will be used as the base for the
Comprehensive Plan Amendment Future Land Use Map and the Regulating (Zoning) Map. The
Regulating Map will include the residential subzones as directed by the City Council.
City Council direction on the revised land use map is requested.
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TCAAP Redevelopment Code
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6.0 Building and Site Development Standards
All parcels within the TRC are assigned to one of seven (7) Zoning Districts:
1. Campus Commercial
2. Town Center
3. Office Mixed-Use
4. Retail Mixed-Use
5. Flex Office
6. Neighborhood Transition
7. Neighborhood
In addition to standards that apply to all Zoning Districts, Building and Site Development standards
applicable to each Zoning District are described in Sections 6.2 – 6.8.
The images and graphics in the first subsection of each zoning district standards are provided as
illustrative of intent and are advisory only without the power of law. Refer to the standards on the
following pages for the specific Building and Site Development Standards.
In addition, the graphics used to illustrate the building and development standards in each Zoning
District are NOT intended to indicate exact conditions within each Zoning District. Rather illustrations are
conceptual and standards are to be applied based on the specific frontage types designated along
the subject property or site. For example, a specific site may not have frontages along all streets as
indicated in the illustrations and only the standards applicable to designated building frontages on the
property should be used. In addition, the illustrations may depict other site elements to establish context
and only the standards regulated by the specific subsection shall apply. For example, the Building
Placement graphics may depict sidewalks for context purposes only and the graphic should only be
used to establish standards for building placement on the site. Building form graphics in these sections
are NOT TO SCALE.
6.1 General to All Character Zones
(a) Building Frontage Designations: The Building Frontage designations are established on
the Regulating Plan (Attachment 1) to specify certain building and site development
standards along each street based on the priority placed on pedestrian-orientation. The
Regulating Plan illustrates the Building Frontage designations within the TRC. For the
purposes of this code, all Building Frontages are classified into one of the following three
categories:
i. Pedestrian Priority Frontages – Pedestrian Priority Frontages are intended to provide
the most pedestrian-friendly and contiguous development context. Buildings and sites
along Pedestrian Priority Frontages shall be held to the highest standard of
pedestrian-oriented design and few, if any, gaps shall be permitted in the ‘Street
Wall’. Breaks in the street wall may be permitted for courtyards, forecourts, sidewalk
cafes and pedestrian connections between the individual sites and the public sidewalk.
These street frontages are the main retail, restaurant, entertainment streets, or are
important neighborhood connectors, as identified in the Regulating Plan.
1. Specific to Pedestrian Priority Frontages: The area between the building facade
and property line or edge of any existing sidewalk along any street with
Pedestrian Priority Frontage shall be designed such that the sidewalk width shall
be a minimum as determined by the street type (see Attachment 5) and the
remainder of any setback area shall be paved flush with the public sidewalk.
Sidewalk cafes, public art, landscaping within tree-wells or planters may be
incorporated within this area.
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TCAAP Redevelopment Code
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Illustration showing requirements
along Pedestrian Priority
Frontages only
ii. Pedestrian-Friendly Frontages – Pedestrian-Friendly Frontages are also intended to be
pedestrian-oriented with a mostly contiguous development context. However, in some
locations, where access to a General Frontage street or Alley is not available,
Pedestrian-Friendly Frontages may need to accommodate driveways, parking,
service/utility functions, and loading and unloading. In such cases, Pedestrian-Friendly
Frontages may balance pedestrian orientation with automobile accommodation.
Typically, they shall establish a hybrid development context that has a more
pedestrian-supportive development context at street intersections and accommodates
auto-related functions and surface parking in the middle of the block. Surface parking
shall be screened from the roadway following the Street Screen Standards in Section
10.3. Pedestrian-Friendly Frontages are designated on the Regulating Plan.
iii. General Frontages – General Frontages are intended to accommodate more auto-
oriented uses, surface parking and service functions on a site with a more
suburban/automobile orientation. The General Frontages shall be building frontages
not designated as either a Pedestrian Priority or Pedestrian-Friendly Frontage on the
Regulating Plan. Surface parking shall be screened following the Street Screen
Standards in Section 10.3.
Graphic Illustrating the
Application of Street Type
Designation Based on the
Development Context
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TCAAP Redevelopment Code
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(b) Treatment of Street Intersections:
i. Corner building street facades along intersections of Pedestrian Priority Frontages and
Pedestrian-Friendly Frontages shall be built to the BTZ for a minimum of 20’ from the
intersection along each street or the width of the corner lot, whichever is less regardless
of the building frontage percentage required along that street. This requirement shall
not prohibit incorporation of curved, chamfered building corners or recessed entries or
civic/open spaces at such intersections. In addition, this standard shall apply regardless
of the frontage requirement along the intersecting street even if it is a General Street.
Illustration showing minimum frontage requirements at street intersections
ii. Corner Building Height Allowance: Corner buildings may exceed the maximum building
height by 25% along no more than 20% of the building’s frontage along each
corresponding street façade. The purpose of the allowance is to encourage inclusion of
architectural features and no mechanical equipment shall be located on top of a roof
area that takes advantage of this allowance. Corner Building Height Allowances is are
not permitted in the Neighborhood Zone.
Illustration showing Corner Building Height Allowance
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TCAAP Redevelopment Code
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(c) Parking and Service Access:
i. Location of parking (both structured and surface) shall be per the Zoning District
specific building standards (Section 6.2 – 6.8).
ii. Required off-street parking spaces shall be provided per Table 6-1 below.
Table 6-1 Parking Ratios
Character
ZoneZoning
District
TC/OMU/RMU CC/FO NT/NB Additional Criteria
Min. Off-Street Vehicular Parking Requirement
Retail 1 space/200 sq. ft.
of gross floor area
1 space/200 sq. ft. of
gross floor area.
1 space/400 sq. ft.
of gross floor area.
1. Plans that include shared
parking or a reduction in the
required number of parking
spaces may be approved by
the JDA as a Permitted
Adjustment with the provision
of a parking demand study
(See Section 3.0).
2. On-street parking located
along any public street shall
count towards the required
off-street parking.
1. Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.Landscaping within
surface parking lots shall meet
standards in Section 10.0 of
this Code.
2. A shared parking plan or
alternative parking plan may
be approved by the JDA as a
Permitted Adjustment (See
Section 3)
3. On-street parking located
along any public street shall
count towards the required off
street parking
Office Uses 1 space/250 sq. ft.
of gross floor area
1 space/250 sq. ft. of
gross floor area.
1 space/400 sq. ft.
of gross floor area.
Industrial Uses N/A
1 space/500 sq. ft. of
gross floor area for
general
manufacturing/industr
ial; 1 space/1,000
sq. ft. of gross floor
area for
warehousing/storage
1 space/400 sq. ft.
of gross floor
areaN/A
All Non-Residential
Uuses and ground
floor Commercial
Ready spaces
1 space per 400
sq. ft. of building
area1 space/300
sq. ft. of gross floor
area.
1 space per 300 sq.
ft. of building area1
space/300 sq. ft. of
gross floor area
1 space per 400
sq. ft. of building
area1 space/400
sq. ft. of gross floor
area.
Residential uses –
Single Family and
Two-Family Uses
1.5 space per each
dwelling unitN/A
2.0 spaces per each
dwelling unitN/A
2.0 spaces/ per
each dwelling unit --
Residential – Multi-
Family Uses
1.0
space/efficiency
and one-bedroom
units; 1.5
spaces/two-
bedroom+ units
N/A
1.0
space/efficiency
and one-bedroom
units; 2.0
spaces/two-
bedroom+ units
1. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
2. Plans that include shared
parking or a reduction in the
required number of parking
spaces may be approved by
the JDA as a Permitted
Adjustment with the provision
of a parking demand study
(See Section 3.0).
3. Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.
--
Residential – Senior
Independent Living,
Nursing Home, and
Assisted Living Uses
1.0 space/unit for
Senior Independent
Living units; 0.75
space/unit for
Nursing Home and
Assisted Living
units.
N/A
1.0 space/unit for
Senior Independent
Living units; 0.75
spaces/unit for
Nursing Home and
Assisted Living
units.
Lodging uUses
(Hhotels and
mMotels)
0.5 spaces per
guest room; all
other areas shall
be parked at the
non-residential rate
above
0.75 spaces per guest
room; all other areas
shall be parked at the
non-residential rate
above
N/A
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TCAAP Redevelopment Code
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Min. Bicycle Parking Requirement (# of Bicycles)
All uUses
10% of all
provided off-street
automobile spaces
5% of all provided
off-street automobile
spaces
N/A
1. Location of Bicycle Parking: For
retail and commercial ready
buildings, 25% of all provided
bicycle parking shall be
located within 50 feet of a
primary building entrance.
2. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
iii. Driveways and Service Access:
1. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8, driveway access and off-street loading and unloading may be
along General Frontages only.
2. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveway and off-street loading
and unloading may be located with access along a Pedestrian-Friendly
Frontage street only if the property has no access to either a General Frontage
street or joint use easement to an adjoining property with direct driveway
access to any other street.
3. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveways and off-street loading
and unloading may be located with access along a Pedestrian Priority Frontage
street only if the property has no access to either a Pedestrian-Friendly or
General Frontage Street or joint use easement to an adjoining property with
direct access to any other street.
4. Along Pedestrian Priority and Pedestrian-Friendly Frontages, driveway spacing
shall be limited to one driveway per each block face or per 200 feet of block
face for blocks greater than 400 feet in length.
5. Shared driveways, joint use easements or joint access easements shall be
required to adjoining properties when driveway and service access is off a
Pedestrian Priority Frontage or Pedestrian-Friendly Frontage.
6. Service and loading/unloading areas shall be screened per standards in
Section 10.0.
7. Unless required to meet minimum fire access or service access standards all
commercial, and mixed-use and multi-family residential driveways shall be a
maximum of 20’ in width. Driveways used for service access (trash, fire,
deliveries, etc.) shall be a maximum of 30’ in width. Driveways wider than 24’ in
width shall only be located off of General Frontage Streets. Driveways along
County controlled roadways shall meet Ramsey County Standards or the City’s
adopted standard.
7.8. Additional easements may be required if shared driveways or access
agreements are established.
8.9. Residential Driveways and Garages:
a. Unless required to meet minimum fire access or service access standards,
driveways for Residential Use Buildings shall be a maximum of 12’ in width.
b. Garages for Residential Buildings shall be located on streets with General
Frontage or at the rear of residential buildings. When placed at the rear of
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TCAAP Redevelopment Code
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residential buildings, garages shall be pull-through garages where the garage
door is set back behind the rear façade of the main structure.
c. If front-loaded garages or carports are utilized on residential uses, the each
bay of the garages and or carports shall be no greater than 24 feet wide.
and set back at least 3 feet behind the front façade line. Lots less than 75 feet
in width shall not have more than 24 feet of garage facing the street.
d.a. Front driveways shall be a minimum of 20 feet long and designed to fit at
least 2 parked vehicles and ensure vehicles are parked outside of the public
ROW.
d. Front-loaded garages on residential lots less than 50 feet wide shall not be
allowed. Townhomes and courtyard apartments shall utilize garages at the
rear of the lot with access from streets with General Frontage or from Alleys.
e. If garage is flush with the main façade, a porch shall be added to the main
façade measuring 50 percent of façade length and minimum seven (7) feet in
depth.
Front driveways shall be a minimum of 20 feet long and designed to fit at
least 2 parked vehicles and ensure vehicles are parked outside of the public
ROW.
e.f.
(d) Street Screen Required:
i. Any non-residential parking lot frontage along a public right of way with surface
parking shall be defined by a Street Screen. This required Street Screen shall be
located at the ROW edge. Refer to the Section 10.0: Streetscape and Landscape
Standards of this Code for more specifications.
(e) Loading Dock Standards:
i. Facilities that include a loading dock shall have a maximum clear height of 25’ as
measured from the surface of the ground floor to the lowest point on the ceiling.
ii. No more than one loading dock shall be allowed per 10,000 square feet of
building area.
iii. Cross docks, where loading docks are situated along two (2) walls of the same
building, shall not be permitted.
i.iv. Loading docks shall be located in the side or rear yard and shall be screened from
view of the public R-O-W.
(e) Commercial Ready Standards: Shall meet the standards in Section 7.0.
(f) Fire Separation Requirement: Side and rear setbacks shall be based on minimum fire
separation required between buildings, if applicable.
(g) Recessed Entry Setbacks: Building façade lines on recessed entries and arcade buildings
shall be measured from the front of façade with the recessed entry or arcade (see Section
4.0 Definitions for illustration).
(h) Measuring Heights:
i. Chimneys, vents, elevator and stair enclosures, screened HVAC equipment, other
mechanical enclosures, tanks, solar energy systems and similar elements are exempt
from the height limit.
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TCAAP Redevelopment Code
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i. Internal building height shall be measured from finished floor to the bottom of the
structural members of the ceiling.Elevator and stair enclosures; public flagpoles and
monuments; and chimneys are exempt from the height limit.
ii. Church Spires, belfries, cupolas, and domes shall be exempted from the height limits so
long as they do not exceed a height of 65 feet as measured from the ground level.
iii. Vents, tanks, solar energy systems, HVAC equipment, and other mechanical enclosures
shall be exempted from the height limits so long as they do not extend more than 12’
above the roof upon which they are located.
ii.iv. Internal building height shall be measured from finished floor to bottom of the structural
members of the ceiling.
v. Floor to ceiling heights shall not apply to parking structures or civic buildings.
ii. AHC Section 1325.03 – Subsection 3 on heights shall not apply.
(j)(i) Encroachments:
i. Encroachments into right of way shall not be permitted
ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies
may encroach over any required setback areas per standards established in each
zoning district as long as the vertical clearance is a minimum of 10’ from the finished
sidewalk elevation.
1. Maximum of 50% of the depth of the sidewalk or 10’ (whichever is less) (except
blade signs which shall encroach no more than 6’ from the building façade line).
2. Minimum vertical clearance from the finished sidewalk shall be 10’
3. In no case shall an encroachment be located over an on-street parking or travel
lane.
4. Additional license agreements are required for all encroachments over public R-O-
W.
(l)(j) Phased Developments: Due to the long-term development vision within the TRC, certain
building form and site development standards may be deferred for phased development
projects meeting the following criteria:
i. Submission of a site plan that illustrates how development and any related private
improvements will be phased over time. Each phase of the site plan shall independently
comply with all applicable standards of the TRC unless an Administrative Modificationa
Permitted Adjustment is granted.
ii. Required private landscaping and open space amenities may also be phased with the
building.
iii. If a full block is being phased in development, Ddesign/ and development standards
may be measured established at the full block level in order to accommodate the
various phases of the development, in order to work within a phased development
plan.
(m)(k) Required Public Improvements: All site plans that require public improvements such
as sidewalk and streetscape improvements may be deferred through the payment of a
proportional fee-in-lieu when the entire length of that block is not within the site plan.
Campus Commercial Zoning District
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TCAAP Redevelopment Code
Page | 41
6.2 Campus Commercial (CC)
(a) Illustrations and Intent
The Campus Commercial Zoning District facilitates a building format that allows multiple, single
tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow
for an individual plan approach for each campus or building, based on user preferences within a
range of requirements.
TCAAP Master Plan Vision for Campus Commercial Zone
Campus Commercial Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 42
(b) Building Placement
Public Open Space
50’ min. setback
Setback must be screened with vegetation and landscapelandscaping.
If loading or service is oriented towards Rice Creek Regional Park or public trails,
appropriate screening shall be required
General Frontage 510’ min. setback; no max. setback
Side No min.; no max.
Rear No min.; no max.
Campus Commercial Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 43
(c) Building Height
(i) Principal Building Standards
Building
maximum 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
12’ min. for all buildings with
Pedestrian Priority
designation
10’ min. for all other
frontages
Ground floor
finish level
12” max. above sidewalk for
all buildings with Pedestrian
Priority designation
ADA Code applies
Upper floor(s)
height
(fin. floor to
ceiling structure)
910’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the CC Zone.
K
M
N
L
Campus Commercial Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 44
(d) Parking & Service Access
(i) Surface Parking Setbacks (with new building)
Public Open Space
Pu
b
l
i
c
O
p
e
n
S
p
a
c
e
Public Open
Space
50’ min. setback
Setback must be screened
with vegetation and
landscapelandscaping
If loading or service is
oriented towards Public
Open Space or public
trails, appropriate
screening shall be
required
General
Frontages 10’
Side
0’
Additional easements
may be required if
shared driveways or
access agreements are
established
Rear
0’
Additional easements
may be required if
shared driveways or
access agreements are
established
(ii) Structured Parking or Below Grade Parking Setbacks
Public Open Space
Ge
n
e
r
a
l
F
r
o
n
t
a
g
e
Public Open
Space
50’ min. setback
Setback must be
screened with
vegetation and
landscapelandscaping
If loading or service is
oriented towards Public
Open Space or public
trails, appropriate
screening shall be
required
General
Frontages 510’ min.
Side 0’
Rear 0’
(iii) Below Grade Parking
May be built up to the property line.
Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii.
P
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Q’
P
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C
Ge
n
e
r
a
l
Fr
o
n
t
a
g e
Ge
n
e
r
a
l
F
r
o
n
t
a
g
e
O
Town Center Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 45
6.3 Town Center (TC) Zone
(a) Illustrations and Intent
The Town Center Zoning District creates a vibrant mixed-usecommercial and residential
environment that maximizes the potential for an outdoor experience, focusing on walkability.
This district promotes phased development over time and allows for flexibility for horizontal or
vertical mixed-use as development continues over time.walkability through allowing for
housing, office, retail, restaurant and civic use, all within walking distance of each other.
TCAAP Master Plan
Vision for Town Center
Zone
Town Center Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 46
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority Frontage BTZ 10’ min. setback – 15’ max. setback
Pedestrian-Friendly Frontage BTZ 10’ min. setback – 25’ max. setback
General Street BTZ 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood Transition District
Side – Not adjacent to Neighborhood TransitionAll other
adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
Rear – Adjacent to Neighborhood Transition District
Rear – Not adjacent to Neighborhood TransitionAll other
adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
(ii) Building Frontage
Pedestrian Priority Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
A
B
C
D
D*
E
F
Town Center Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 47
(c) Building Height
(i) Principal Building Standards
Building maximum 55’ max.
First floor to
ceiling height (fin.
floor to ceiling
structure)
12’ min. for all buildings
with Pedestrian Priority
Frontage designation
10’ min. for all other
frontages
ADA Code applies
Ground floor
finish level
12” max. above sidewalk
for all buildings with
Pedestrian Priority
Frontage
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the TC Zone.
K
M
N
L
Town Center Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 48
(d) Parking & Service Access
(i) Surface Parking Setbacks
Pedestrian
Priority or
Civic/Open
Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Pedestrian-
Friendly
Frontage
Min. 3’ behind the building
façade line along that street
General
Frontage
Min. 3’ behind the property
line along that street
Side
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ for all other adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ for all other adjacencies
(ii) Structured Parking
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority /
Civic/Open
Space Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade line
along a that street; or
If no building is located along the street
frontage; then the structured parking shall
meet the setback standards along that
specific frontage.
Side
10’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ for all other adjacencies
Rear
10’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ for all other adjacencies
(iii) Below Grade Parking
May be built up to the property lines along all streets
O
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Q*
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NT or NB Zoning District
Town Center Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 49
(e) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent to
Neighborhood Transition or Neighborhood district. This
requirement shall NOT apply if an alley or other similar R-O-W
separates the subject lot and the Neighborhood Transition or
Neighborhood district.
i. Transition Area 25’ min.
ii. Max. Building
Height at within
Transition Area
2 stories or 30’
iii. Required setback Min. 10’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to
Neighborhood Transition or Neighborhood district and shall be
optional for all other adjacencies. The required fence shall NOT
be chain link or vinyl. A 6-foot wide landscape buffer with
evergreen shrubs planted at 3’ on center and 6’ min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the Neighborhood Transition or
Neighborhood district border. (see surface parking setbacks
illustration).
U
V
W
Office Mixed-Use Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 50
6.4 Office Mixed-Use (OMU)
(a) Illustrations and Intent
The Office Mixed-Use Zoning District creates a flexible zone that allows and promotes a
seamless transition from Retail Mixed-Use but focuses on employment and compatible uses.
This district promotes employment as a primary use, but allows for other commercial uses to be
incorporated as vertical mixed-use buildings.
TCAAP Master Plan Vision for Office Mixed-Use Zone
Office Mixed-Use Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 51
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian-Priority/Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly/Spine Road Frontage (BTZ) 10’ min. setback – 75’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side No min. setback; no max. setback
Rear No min. setback; no max. setback
(ii) Building Frontage
Pedestrian-Priority/Open Space Frontage 50% min.
Pedestrian-Friendly 40% min.
General Frontage None Required
B
C
A
D
E
D*
F
Office Mixed-Use Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 52
(c) Building Height
(i) Principal Building Standards
Building
maximum 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
12’ min. for all buildings with
Pedestrian Priority Frontage
designation
10’ min. for all other
frontages
Ground floor
finish level
12” max. above sidewalk for
all buildings with Pedestrian
Priority Frontage
ADA code applies.
Upper floor(s)
height (fin. floor
to ceiling
structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the OMU Zone.
K
M
N
L
Office Mixed-Use Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 53
(d) Parking & Service Access
(i) Surface Parking Setbacks
Pedestrian-
Priority,
Pedestrian-
Friendly or
Required
Open Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street;
If no building is located along
the street frontage; then
surface parking shall be
setback a minimum of 6’ from
the property line.
Highway
Frontage
Min. 15’ from the property
line and include a
Sstreet screen and landscape
buffer of 15’ required
Direct access to highway shall
be permitted, per Spine
Road design.Access
permitted per Spine Road
design.
General
Frontage
Min. 310’ behind the
property line
Side 0’
Rear 0’
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian-
Friendly
Frontage
/Civic Space
Ground floor - Shall be min.
of 30’ from the property
line
Upper Floors – may be built
to the façade line along
that street
General or
Highway
Frontage
May be built up to the building façade
line along that street frontage; or
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that street.
Side 0’
Rear 0’
(iii) Below Grade Parking
May be built up to the property line along all streets.
O
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R
Pedestrian Priority/Pedestrian-Friendly or Civic/Open Space Frontage
Retail Mixed-Use Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 54
6.5 Retail Mixed Use (RMU)
(a) Illustrations and Intent
TCAAP Master Plan Vision for Retail Mixed Use Zone
The Retail Mixed-Use Zoning
District creates a flexible zone
that allows and promotes a
seamless transition from Office
Mixed-Use, but focuses on retail
and compatible uses. This district
promotes retail as a primary use,
but allows for other commercial
uses to be incorporated as
vertical mixed-use buildings.
Retail Mixed-Use Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 55
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority Frontage/Open Space (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly Frontage/Spine Road Frontage (BTZ) 10’ min. setback – 75’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side
10’ (min) only if adjacent to Neighborhood
Transition or Neighborhood district;
0’ for all other adjacencies
Rear
10’ (min) only if adjacent to Neighborhood
Transition or Neighborhood district;
0’ for all other adjacencies
(ii) Building Frontage
Pedestrian Priority /Open Space Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
C
A
B
E
F
D
D*
Retail Mixed-Use Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 56
(c) Building Height
(i) Principal Building Standards
Building maximum 65’ max.
First floor to floor
height (fin. floor to
ceiling structure)
12’ min. for all
frontages10’ min. for all
frontages.
Ground floor finish
level
12” max. above sidewalk
for all buildings with
Pedestrian Priority
Frontage
ADA Code Applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Retail Mixed-Use Zone.
K
N
M
L
Retail Mixed-Use Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 57
(d) Parking & Service Access
(i) Surface Parking Setbacks
Pedestrian
Priority or
Civic/Open
Space
Frontage/
Pedestrian-
Friendly
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Highway
Frontage
Min. 15’ from the property line.
Street Screen and landscape
buffer of 15’ required.e
Street screen and landscape
buffer of 15’ required
Direct access to highway shall
be permitted, per Spine Road
design.Access permitted per
Spine Road design.
General
Frontage
Min. 3’ behind the property line
along that street
Side
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ for all other adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district 0’ for all
other adjacencies
0’ for all other adjacencies.
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority /
Civic/Open
Space
Frontage
Ground floor - Shall be min.
of 30’ from the property line
Upper Floors – may be built
to the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade
line along a that street; or
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that specific frontage.
Side
10’ (adjacent to
Neighborhood Transition or
Neighborhood district )
0’ (all other adjacencies)
Rear
10’ (adjacent to
Neighborhood Transition or
Neighborhood district )
0’ (all other adjacencies)
(iii) Partially Below Grade Parking
May be built up to the building façade line along all
Pedestrian-Friendly Frontages and General
Frontages.
O
P
R
O*
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Q*
Q’
O
P
R
Retail Mixed-Use Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 58
(f) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent to
Neighborhood Transition or Neighborhood district. This
requirement shall NOT apply if an alley or other similar R-O-W
separates the subject lot and the Neighborhood Transition or
Neighborhood district.
iv. Transition Area 25’ min.
v. Max. Building
Height within
Transition Area
2 stories or 30’
vi. Required setback Min. 10’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to
Neighborhood Transition or Neighborhood district and shall be
optional for all other adjacencies. The required fence shall NOT
be chain link or vinyl. A 6-foot wide landscape buffer with
evergreen shrubs planted at 3’ on center and 6’ min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the Neighborhood Transition or
Neighborhood district border. (see surface parking setbacks
illustration).
U
V
W
Flex Office Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 59
6.6 Flex Office (FO) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision for Flex Office Zone
The Flex Office Zoning District
creates an opportunity for large
scale development for
employment, and manufacturing
and warehouse uses that take
advantage of the highway
frontage and automobile access.
Flex Office Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 60
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority or Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly Frontage (BTZ)/Spine Road 10’ min. setback – 795’ max. setback
General Frontage 10’ min. setback; no max. setback
Side
0’ min. setback; no max. setback
For residential adjacency, 30’ min.
setback
Rear
15’ min. setback; no max. setback
Loading or service activity shall be
screened from public view
For residential adjacency, 30’ min.
setback
(ii) Building Frontage
Pedestrian Priority or Open Space Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
C
A
B
E
F
D
D*
Flex Office Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 61
(c) Building Height
(i) Principal Building Standards
Building maximum 45’ max.
First floor to floor
height (fin. floor to
ceiling structure)
12’ min. for all buildings
with Pedestrian Priority
Frontage designation
10’ min. for all other
frontages
Ground floor
finish level
12” max. above sidewalk
for all buildings with
Pedestrian Priority Frontage
designation
ADA Code Applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Flex Office Zone.
K
N
M
L
Flex Office Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 62
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section below.
Highway
Frontage
Min. 15’ from the property line
and include a
Sstreet screen and landscape
buffer of 15’ required
Access permitted per Spine
Road design.
Pedestrian-
Friendly
Frontage
Min. 3’ behind the building
façade line along that street
General
Frontage
Min. 10’ behind the property
line along that street
Side
30’ (min) only if adjacent to
any residential use or zone;
015’ for all other adjacencies
Rear
30’ (min) only if adjacent to
any residential use or zone;
150’ for all other adjacencies
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority / Open
Space
Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade
line along a that street; orShall be min.
of 10’ from the property line;
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that specific frontage.
Side
30’ (adjacent to residential
uses or Neighborhood
Transition or Neighborhood
districts)
0’ (all other adjacencies)
Rear
30’ (adjacent to residential
uses or Neighborhood
Transition or Neighborhood
districts)
0’ (all other adjacencies)
(iii) Below Grade Parking
May be built up to the property line along all
Pedestrian-Friendly and General Frontages.
O
Q*
P
R
O
P
R
Pedestrian Priority/Pedestrian-Friendly or Civic/Open Space Frontage
Q’
Flex Office Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 63
(e) Residential Transition Standards
The following transition standards shall apply to all new
multi-family, mixed-use and non-residential building
construction and all upper story additions to existing
buildings located adjacent to existing single-family detached
residentially zoned lot(s) a residential use or
districtNeighborhood Transition or Neighborhood District.
This requirement shall NOT apply if an alley or other similar
R-O-W separates the subject lot and the existing single-
family detached residential lot(s).residential use or district.
i. Transition Area 40’ min.
ii. Max. Building
Height at within
Transition Area
2 stories or 25’
iii. Required setback Min. 30’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to a
residential use or districtNeighborhood Transition or
Neighborhood District and shall be recommended for all
other adjacencies. The required fence shall NOT be chain
link or vinyl. A 6-foot wide landscape buffer with evergreen
shrubs planted at 3’ on center and 6’ min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the Neighborhood Transition or
Neighborhood DistrictSF-residential lot line border. (see
surface parking setbacks illustration)
U
V
W
Neighborhood Transition Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 64
6.7 Neighborhood Transition (NT) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision of the Neighborhood Transition Zone
The Neighborhood Transition
Zoning District provides for a
range of residential (live-work,
townhomes, duplexes, patio
homes, manor homes, etc.)
transitions between the active
retail and employment mixed-use
districts and adjoining single-
family neighborhoods.
Development standards in this
district emphasize smaller scale
residential uses and establish
building transition standards to
adjoining neighborhoods.
Neighborhood Transition Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 65
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Pedestrian-Friendly or Civic/Open Space Frontage (BTZ) 10’ min. setback – 20’ max. setback
General Frontage 10’ min. setback; no max. setback
Side
Adjacent to SF-detached Residential lot 5’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
Rear
Adjacent to SF-detached Residential lot
510’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(c) Lot Standards
Lot Width
Min. 20’ for single-family
attached/duplex/townhome buildings
Min. 40’ for single-family detached buildings
Min. 50’ for front-loaded or J-swing units. See Section
6.1 (c) iii 8. For driveway and garage size
requirements
Less than 50’ wide lots shall be alley-loaded lots.
No lot size requirement for multi-family
C
A
D*
E
B
Neighborhood Transition Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 66
(d) Building Height
(i) Principal Building Standards
Building
maximum 40’ max.
First floor to
floor height (fin.
floor to fin.
floor)
8’ min. for single-family
uses (all frontages)
10’ min. for all other
uses (all frontages)
Ground floor
finish level
18” min. above sidewalk
for ground floor
residential uses along
Pedestrian-Friendly
Frontages that are also
setback less than 10’
from the front property
line
ADA Code applies on
buildings with public
access
Upper floor(s)
height (fin. floor
to fin. floor)
8’ min. for single-family
uses
9’ min for all other uses
(ii) Accessory Building Standards
Building Height 1 story max.15 feet maximum
BTZ/Setbacks
Shall be placed behind the front façade
of the principal building along
Pedestrian-Friendly Frontages. If the
principal building has no Pedestrian-
Friendly Frontage, then the accessory
building shall be placed behind the front
façade of the building along a General
Frontage streetall frontages.
Building
Footprint
Shall be limited to no more than 50% of
the principal building footprint or the City
Standard size728 square feet, whichever
is less.
K
M
N
L
Neighborhood Transition Zoning District
DRAFT January 9, 2015January 7, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 67
(e) Parking & Service Access
i. Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian-Friendly
or Civic/Open Space
Frontage
Shall be located behind
the principal building
along that street
frontage; or
Min. 3’ behind the
building façade line
along that frontage
General Frontage
At or behind the
building façade line
along that frontage; or
Min. 6’ behind the
property line along that
street
Side / Rear
Adjacent to SF-
detached
residential lot
6’ min.
Side / Rear
All other
adjacencies
0’ min
(f) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent
to existing single-family detached lot(s). This requirement shall
NOT apply if an alley or other similar R-O-W separates the
subject lot and the existing single-family detached residential
lot(s).
i. Transition Area 20’ min.
ii. Max. Building
Height at within
Transition Area
2 stories or 25’
iii. Required setback Min. 10’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to an
existing single-family detached residentially zoned lot and shall
be optional for all other adjacencies. The required fence shall
NOT be chain link or vinyl. A 6-foot wide landscape buffer
with evergreen shrubs planted at 3’ on center and 6’ min. in
height at maturity shall also be required to be planted within
the landscape buffer parallel to the SF-residential lot line. (see
surface parking setbacks illustration)
U
V
W
O
Q*
Q
R
R’
P R*
Neighborhood Zoning District
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6.8 Neighborhood (NB) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision of the Neighborhood Zone
The Neighborhood Zoning District
provides for a range of attached and
detached single-family residential.
Neighborhood Zoning District
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(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Civic/Open Space/Water Infrastructure Frontage
(BTZ) 10’ min. setback – 20’ max. setback
General Frontage 10’ min. setback; no max. setback
Side
Adjacent to SF-detached residentially zoned lot 5’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
Rear
Adjacent to SF-detached residentially zoned lot
510’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(c) Lot Standards
Lot Width
Min. 20’ for single-family
attached/duplex/townhome buildings
Min. 40’ for single-family detached buildings
Min. 50’ for front-loaded or J-swing units. See
Section 6.1 (c) iii 8. For driveway and garage
size requirements
Less than 50’ wide lots shall be alley-loaded
lots.
C
A
D*
E
B
Neighborhood Zoning District
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(d) Building Height
(i) Principal Building Standards
Building
maximum 40’ max.
First floor to
floor height (fin.
floor to fin.
floor)
8’ min for single-family
uses (all frontages)
10’ min. for all other
uses (all frontages)
Ground floor
finish level
18” min. above sidewalk
for ground floor
residential uses along
Pedestrian-Friendly
Frontages that are also
setback less than 10’
from the front property
line
Upper floor(s)
height (fin. floor
to fin. floor)
8’ min. for single-family
uses
9’ min. for all other uses
(ii) Accessory Building Standards
Building Height 1 story max.15 feet maximum
BTZ/Setbacks
Shall be placed behind the front
façade of the principal building along
Pedestrian-Friendly Frontages. If the
principal building has no Pedestrian-
Friendly Frontage, then the accessory
building shall be placed behind the
front façade of the building along a
General Frontage streetall frontages.
Building Footprint
Shall be limited to no more than 50%
of the principal building footprint or
the City Standard size728 square
feet, whichever is less.
K
M
N
L
Neighborhood Zoning District
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(e) Parking & Service Access
i. Residential Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Civic/Open Space
Frontage
Shall be located
behind the principal
building along that
street frontage; or
Min. 3’ behind the
building façade line
along that frontage
General Frontage
At or behind the
building façade line
along that frontage;
or
Min. 6’ behind the
property line along
that street
Side / Rear
4’ min; no parking
permitted on
driveway, OR
20’ min; parking
permitted on
driveway
Alley Fence
4’ min from edge of
typical pavement or
8’ min from edge of
typical paving where
above ground
franchise equipment
exists
(f) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent
to existing single-family detached lot(s). This requirement shall
NOT apply if an alley or other similar R-O-W separates the
subject lot and the existing single-family detached residential
lot(s).
i. Transition Area 20’ min.
ii. Max. Building Height at
within Transition Area 2 stories or 25’
iii. Required setback Min. 10’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to an
existing single-family detached residentially zoned lot and shall
be optional for all other adjacencies. The required fence shall
NOT be chain link or vinyl. A 6-foot wide landscape buffer
with evergreen shrubs planted at 3’ on center and 6’ min. in
height at maturity shall also be required to be planted within
the landscape buffer parallel to the SF-residential lot line. (see
surface parking setbacks illustration)
U
V
W
O
O
P
P
Q
S
T
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7.0 Building Design Standards
7.1 Purpose and Intent
The Building Design Standards for the TRC shall establish a coherent character and
encourage enduring and attractive development. Site and/or building plans shall be
reviewed by the JDA for compliance with the standards below (see Table 7-1 for more
detail).
The key design principles establish essential goals for the redevelopment within the Plan
Area to be consistent with the vision for a vibrant mixed-use development with a range of
commercial, employment and residential uses serving the neighborhoods and the region.
Buildings shall be located and designed so that they provide visual interest and create
enjoyable, human-scaled spaces. The key design principles are:
(a) New and redeveloped buildings and sites shall utilize building and site elements and
details to achieve a pedestrian-oriented public realm with glazing, shading and
shelter;
(b) Design compatibility is not meant to be achieved through uniformity, but through the
use of variations in building elements to achieve individual building identity;
(c) Building facades shall include appropriate architectural details and ornament to
create variety and interest;
(d) Open space(s) shall be incorporated to provide usable public areas integral to the
environment; and
(e) Increase the quality, adaptability, energy efficiency, and sustainability, and resilience
in Arden Hill’s building stock.
Table 7-1: Review Process for Building Design Standards
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Site Plan Review
Building Permit Review
7.2 Building Orientation and Entrances
(a) Buildings shall be oriented towards Pedestrian Priority Frontages, where the lot has
frontage along Pedestrian Priority Frontages. If a building has no frontage along a
Pedestrian Priority Frontage, then it shall front a Pedestrian-Friendly Frontage. All
other buildings may be oriented towards General Streets or Civic/Open Spaces.
(b) Primary entrances to buildings shall be located on the street along which the building
is oriented (See Figure 7-1). At intersections, corner buildings may have their primary
entrances oriented at an angle to the intersection. Building entrances shall be
provided for all separate ground floor commercial use tenant spaces that are located
along a Pedestrian Priority or Pedestrian-Friendly frontage.
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(c) All primary entrances shall be oriented to the public sidewalk for ease of pedestrian
accessAll primary entrances shall be oriented to the public sidewalk for ease of
pedestrian access and entrances may be placed on the corner of the building in order
to serve both the sidewalk and the parking lot. Secondary and service entrances may
be located from parking areas or alleys. Entrances may be placed on the corner of
the building in order to serve both the sidewalk and the parking lot, if necessary..
(d) Primary Entrance Design: Primary building entrances along Pedestrian Priority
Frontage and Pedestrian-Friendly Frontages shall consist of at least two (2) of
following design elements so that the main entrance is architecturally prominent and
clearly visible from that street (see Figures 7-2):
i. Architectural details such as arches, friezes, awnings, canopies, arcades, tile
work, murals, or moldings; or
ii. Integral planters or wing walls that incorporate landscape or seating
elements; or
iii. Prominent three-dimensional, vertical features such as belfries, chimneys, clock
towers, domes, spires, steeples, towers, or turrets.
Figure 7-1 Figure showing required building orientation and location of primary entrances
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Figures 7-2 Examples of Primary Entrance Designs
7.3 Façade Composition
(a) Commercial Use and Mixed-Use Buildings:
(i) Facades greater than 60’ in length along all Pedestrian Priority Frontage,
Pedestrian-Friendly Frontages and Civic/Open Spaces shall meet the following
façade articulation standards:
1. Include facade modulation such that a portion of the facade steps back or
extends forward with a depth of at least 24 inches (see Figure 7-3).
2. The distance from the inside edge of a building projection to the nearest
inside edge of an adjacent projection shall not be less than 20 feet and not
greater than 60 feet (see Figure 7-3).
(ii) All other facades shall be articulated by at least one discernable architectural
element every 20 feet. Such architectural elements include, but are not limited to
(See Figures 7-4):
1. Changes in material, color, and/or texture either horizontally or vertically at
intervals not less than 20 feet and not more than 60 feet; or
2. The construction of building entrances, bay windows, display windows,
storefronts, arcades, façade relief, panels, balconies, cornices, bases, pilasters
or columns.
Figure 7-3 Illustration
showing building articulation
requirement
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Figures 7-4 Images showing examples of appropriate building articulation
(iii) Façade Transparency Required:
1. All facades shall meet the minimum requirement for façade transparency
(percentage of doors and windows) as established in Table 7-2 below.
1.2. In order to reduce building heat loss, a maximum of 40 percent transparency
coverage is recommended for the upper floors of northern facades.
Table 7-2 Required Minimum Façade Transparency by Façade Frontage Type
Façade Frontage Type
Pedestrian Priority or
Pedestrian-Friendly Frontage
General Frontage All other
facades
Commercial Use or Mixed-Use Buildings
Ground Floor 50% (min.) None None
Upper Floor(s) 25% (min) None None
Residential Use Buildings
Ground Floor 25% (min.) None None
Upper Floor(s) 20% (min.) None None
(b) Residential Use Buildings
(i) At least one of the following shall be added along residential building facades to
add pedestrian interest along the street:
porches,
Images showing appropriate transparency required along Pedestrian Priority and Pedestrian-Friendly Frontages
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stoops,
eaves, or
balconies
(ii) Windows and Doors: All building facades of residential use buildings shall meet
the transparency requirements established in Table 7-2.
(iii) In a residential development, along each block face a minimum of five (5) façade
designs or styles shall be required and no home shall have the same design or
style as the homes immediately adjacent or across the street. Roofing materials
visible from any public right-of-way shall vary materials in each design.
(iv) Variation to façade designs or styles shall be required through changes to size
and location of windows, doorways, or changes in eave lines and massing.
(v) In an effort to decrease monotony of design, changing the paint color or material
type will not be considered a different design or style.
(ii)(vi) Homes shall not have more than three materials used ion the exterior of
the building. Of the three materials a primary material shall be used for a
minimum of 60 percent of the facades facing the street. The secondary materials
may be used up to 40 percent and will be considered accent materials.
Residential buildings with porches, fencing, balconies and stoops to add interest along the street.
7.4 Commercial Ready Standards
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(a) Ground floors of all buildings with Pedestrian Priority Frontage designation per the
Regulating Plan (Attachment 1) shall be built to Commercial Ready standards. In
addition, the following standards shall apply (See Figure 7-4):
i. An entrance that opens directly onto the sidewalk according to Section 7.0;
ii. A height of not less than 12 feet measured from the entry level finished floor to
the bottom of the structural members of the ceiling;
iii. Minimum leasable width of 20 feet wide;
iv. A front facade that meets the window glazing requirements in Section 7.0; and
v. Off-street surface parking shall be prohibited between the sidewalk and the
building along Pedestrian Priority frontages.
vi. Commercial Ready frontage shall maintain a paved surface along the façade
and be flush along the adjacent sidewalk.
Figure 7-4 Illustration showing application of Commercial Ready Frontage Requirements
7.57.4 Shading Requirement: Shading of public sidewalksand publicly accessible sidewalks,
especially sidewalks located along Pedestrian Priority and Pedestrian-Friendly frontages
shall be important to implementing the vision for walkable mixed-use in the Plan Area.
Shading may be achieved through any combination of canopies, awnings, street trees and
other similar devices. To this end, the following standards shall apply (see Figure 7-5):
(a) Shaded sidewalks shall be provided alongside at least:
(i) 50 percent of all building facades with Pedestrian Priority Frontage designation
per the Regulating Plan (Attachment 1).
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(ii) 50 percent of all building facades with frontage along an off-street surface
parking lot
(b) When adjacent to a surface parking lot, the shaded sidewalk shall be raised above
the level of the parking lot by way of a defined edge, such as a curb. ADA ramps
along the building must also be shaded.
(c) A shaded sidewalk must meet the following requirements:
(i) Along a street, a shaded sidewalk shall comply with the applicable sidewalk
standards for its designated street type. If not otherwise required, the shaded
sidewalk shall provide trees planted no more than 50 feet on center.
(ii) Along any surface parking adjacent to the building (both off-street or on street),
the shaded sidewalk shall consist of a minimum 5 foot clear zone and 5 foot
planting zone, planted with trees no more than 50 feet on center, or a 5 foot
clear zone with a minimum 5 foot wide over- head weather protection.
(iii) Building entrances along Pedestrian Priority and Pedestrian-Friendly frontages shall be
located under a shade device, such as an awning or portico.
Figure 7-5 Images showing examples of shading along sidewalks
7.67.5 Non-Residential, Mixed-Use, and Multi-Family Residential Building Materials
(a) On pedestrian priority and pedestrian friendly frontages, primary building structures
shall have a minimum of 60% of the following primary building materials:
i. Masonry (brick, stone, cast stone, etc.)
ii. Stucco utilizing a 3-Step process of application
(b) On general frontages, primary building structures shall have a minimum of 40% of the
following primary building materials:
i. Masonry (brick, stone, cast stone, etc.)
ii. Stucco utilizing a 3-Step process of application
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(c) Secondary or Accent materials shall only be used for up to 40% of the primary
building façade for pPedestrian pPriority and pPedestrian fFriendly frontages. On
gGeneral fFrontages, up to 60% of the primary building façade shall be permitted.
i. Accent materials include:
1. Architectural sheet metal with matte finish
2. Cementitious fiber clapboard with a minimum 50-year warranty
3. Exterior Insulation Finish System (EIFS), on pedestrian priority and
pedestrian friendlyall frontages shall not be used on the ground floor level.
Use of EIFS is limited to 10% per façade.
3.4. Stucco utilizing a 3-step process of application.
(d) Accessory buildings shall maintain the same building materials as the primary building.
(e) For tilt-up wall construction, a veneer system of materials shall be used to come into
conformance with the above listed materials.
(e)(f) Canvas awnings are not permitted.
7.6 Gateway Overlay District
(a) Given the visual importance of certain entrances and gateways to the site, advanced
architectural elements or landscaping features are required to be provided for
properties within the Gateway Overlay District as identified on the Regulating Plan
(Attachment 1). These features shall be reviewed and approved by the JDA. A
minimum of one of the following items must be provided to satisfy the requirements of
the Gateway Overlay District:
i. Prominent tower feature as part of the building
ii. Enhanced landscaping
iii. Entry monument or structure
iv. Public art
7.7 Design of Automobile Related Building and Site Elements
(a) Where permitted under Section 4 of this Code, drive-through lanes, auto service bays,
and gas station canopies for commercial uses shall not be located with frontage along
any Pedestrian Priority Frontage. Drive-through lanes may be permitted along
Pedestrian-Friendly or Spine Road frontages only if the property has no General or
Alley frontage. Drive-through lanes, auto service bays, and gas station canopies shall
be hidden behind a 3’ high Street Screen along both Pedestrian-Friendly and
General frontages (see illustrations below). The Street Screen shall be made up of (i)
a living screen or (ii) a combination living and primary building material screen (See
Section 110..03 for details).
(b) No more than 60% of a lot’s frontage along a Pedestrian-Friendly or Spine Road
frontage may be dedicated to drive through lanes, canopies, service bays, and other
auto-related site elements. There shall be no such limitation along General or Alleys
frontages and along highway frontage roads.
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Image illustrating the appropriate design of auto-related site elements
(Gas stations, auto-service uses, and bank drive-throughs)
(c) Any automobile related retail sales or service use of a site or property with
Pedestrian Priority, or Pedestrian-Friendly, or Spine Road frontage designation shall
have a primary building entrance along its Pedestrian Priority or Spine Road
Frontage. A primary building entrance may be along a building’s Pedestrian-Friendly
or Spine Road Frontage only if the site has no Pedestrian Priority frontage
designation.
(d) Drive through access (driveways only) may be from a Pedestrian Priority Frontage
only if the lot has no access to any Pedestrian Friendly or General frontage. Drive
through access may be from a Pedestrian-Friendly or Spine Road Frontage only if the
lot has no access to any General frontage. In cases where drive through access is
provided from a Pedestrian Priority Frontage, a joint access easement shall be
required to adjoining properties providing alternative access to a Pedestrian-Friendly
or General Frontage.
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Image illustrating the a sampleappropriate design of retail/restaurant drive-throughs (Corner Lot), other designs
may also meet standards
Image illustrating the appropriate design of retail/restaurant drive throughs (Interior Lot)
(e) All off-street loading, unloading, and trash pick-up areas shall be located along
alleys or General Frontages only unless permitted in the specific building form and
development standards in Section 6 of this code. If a site has no General frontage or
Alley access, off-street loading, unloading, and trash pick-up areas may be permitted
along a Pedestrian-Friendly or Spine Road Frontage.
(f) All off-street loading, unloading, or trash pick-up areas shall be screened using a
Street Screen that is at least as tall as the trash containers and/or service equipment.
The Street Screen shall be made up of (i) a living screen or (ii) a combination living
and primary building material screen.
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7.8 Design of Parking Structures
(a) All ground floors of parking structures located on Pedestrian Priority frontages shall
be built to Commercial Ready standardsbe constructed in order to accommodate
ground floor retail/commercial uses to a minimum depth of 24 feet.
(b) To the extent possible, the amount of Pedestrian Priority frontage devoted to a
parking structure shall be minimized by placing the shortest dimension(s) of the
parking structure along the Pedestrian Priority frontage edge(s) (see Figures 7-8 for
illustrations below).
Figures 7-8 Allowed Parking Garage Configurations
(c) Where above ground structured parking is located at the perimeter of a building with
Pedestrian Priority Frontage, it shall be screened in such a way that cars on all
parking levels are completely screened from view (see Figures 7-9 for illustrative
images). Architectural screens shall be used to articulate the façade, hide parked
vehicles and shield lighting. Parking garage ramps shall not be visible from any
Pedestrian Priority Frontages. Ramps shall not be located along the exterior
perimeter of the parking structure.
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Figures 7-8 Illustrative Examples of Parking Garage Screening
(d) Ground floor façade treatment (building materials, windows, and architectural
detailing) shall be continued to the second floor of a parking structure along all
Pedestrian Priority Frontages (see Figures 7-9).
Figures 7-9 Images showing required façade treatment of parking garages along
Pedestrian Priority Frontages
(e) When parking structures are located at street intersections, corner emphasizing
elements (such as towers, pedestrian entrances, signage, glazing, etc.) shall be
incorporated.
(f) Parking structures and adjacent sidewalks shall be designed so pedestrians and
bicyclists are clearly visible (through sight distance clearance, signage, and other
warning signs) to entering and exiting automobiles.
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Images showing appropriate design of Parking Structures