HomeMy WebLinkAbout01-05-15-WSAGENDA ITEMS
TCAAP
Planning Staff
MEMO.PDF, ATTACHMENTS.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung Special City Council
Work Session Agenda
January 5, 2015
6:30 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.
DATE: January 5, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Jill Hutmacher, Community Development Director
SUBJECT: TCAAP Redevelopment Code
The TCAAP Zoning discussion includes three elements.
Ramsey County Discussion
Ramsey County has requested time on the January 5, 2015, City Council work session agenda to
discuss the County’s ideas and concerns for the TCAAP Redevelopment Code (TRC).
ERAB Zoning Recommendations
On November 24, 2014, the Energy Resiliency Advisory Board (ERAB) presented its White
Paper to the City Council. Included in the White Paper were recommendations on revisions to
the TRC to promote energy resilience and sustainability. City Council direction on revisions to
the zoning ordinance is requested. A memo from Matthew Bachler, Associate Planner, is
attached.
Commercial Zoning and Design Standards
Commercial zoning and design standards have been compiled for City Council review. Changes
since the City Council’s previous review include:
• The definition of “mixed use building” in Section 4 has been revised to state that mixed
use only includes commercial, institutional, and industrial uses and not residential uses.
The intent statements for the OMU, RMU, and TC districts have also been updated to
clarify that only commercial mixed uses are allowed in these districts.
• Residential uses have been removed from the Retail and Office Districts.
• Parking ratios have been updated based on developer feedback.
• Requirement for manufacturing/processing and warehousing uses in the Flex Office and
Campus Commercial Districts have at 30% of square footage as office use.
• Requirements for loading dock standards to discourage bulk distribution uses.
MEMORANDUM
Page 1 of 2
• Commercial ready standards have been removed.
• Stucco has been removed as a primary exterior material. It is still allowed as a secondary
exterior material. If stucco should be prohibited entirely, Council direction is requested.
A memo from Brad Lonberger, Gateway Planning, is attached.
Next Steps
Over the past several weeks, the City Council has provided direction on single-family, multi-
family, and commercial zoning and design standards. Staff and consultants are compiling
revisions and preparing chapters for City Council review prior to presentation of the final draft of
the zoning document on February 2, 2015. The tentative meeting and review schedule is as
follows:
January 12, 2015, Special City Council Work Session at 5:30 pm, Community Room
• Review Spine Road Alignment and Town Center Zoning
• Review Chapters 6-7 (Building Site Development Standards, Building Design
Standards)
January 20, 2015, City Council Work Session at 5:00 pm, Council Chambers
• Ramsey County Response to draft TRC
• Review Chapters 1-3 (Introduction, Components of the Code, Administration
(includes JDA review process))
January 26, 2015, Special City Council Work Session at 5:30 pm, Community Room
• Review Future Land Use Map
• Review Chapters 4-5 (Definitions, Schedule of Uses)
February 2, 2015, Special City Council Work Session at 6:30 pm, Council Chambers
• Gateway Planning Workshop
o Presentation of Final TRC Draft
• Review of Draft Comprehensive Plan Amendment
Page 2 of 2
DATE: January 5, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Matthew Bachler, Associate Planner
SUBJECT: TCAAP Energy Integration Resiliency Framework and Policy White Paper –
Recommended Modifications to the TCAAP Redevelopment Code
Background
At the City Council meeting on November 24, 2014, the Energy Resiliency Advisory Board
(ERAB) presented the TCAAP Energy Integration Resiliency Framework (EIRF) and Policy
White Paper to the Council. This document includes recommended modifications to the draft
TCAAP Redevelopment Code (TRC) that would address energy efficiency and sustainability
standards for future development on TCAAP. The City Council was supportive of the work
completed by ERAB and consensus was that the Council should further discuss the policy
recommendations included in the White Paper.
Discussion
The recommended changes to the TRC do not prescribe specific minimum requirements but
focus on building flexibility into the code so that property owners can choose to incorporate
energy efficiencies and renewable energy systems into their site and building designs. After
reviewing the draft TRC, staff believes that in most sections of the code the flexibility that the
ERAB is recommending has already been incorporated. For example, in many areas standards
are stated as preferences rather requirements which would allow for design modifications to
improve energy efficiencies or the use of new types of renewable materials.
It should also be noted that there will be an opportunity to incorporate the recommendations in
the policy paper through the County’s RFP process. In many ways using the RFP process is a
better method of ensuring that significant and site-wide energy improvements are made rather
than regulating this through the zoning code.
Staff has reviewed the proposed modifications to the TRC made in the White Paper and offers
the following suggestions for consideration:
MEMORANDUM
Page 1 of 2
1) The Purpose and Intent section could be revised to more clearly incorporate the energy
vision principles in the EIRF into the TRC. For example, the introductory sentence under
Section 1.1 could be revised to state, “the purpose of the TRC is to implement the vision
for a walkable, mixed-use, resilient, and vibrant TCAAP redevelopment.”
2) Similarly, the purpose and intent of the Building Design Standards (Section 7.1) could be
revised to, “Increase the quality, adaptability, resilience, efficiency, and sustainability in
Arden Hills’ building stock.” Including this language would help convey to developers
that the City wants to encourage energy efficient and sustainable building design.
3) The current language on Special Development Plans (Section 3.4) allows the JDA to
evaluate a proposal based on whether certain public benefits would be provided. A
project that demonstrates advanced energy resilience and has an educational value could
be added as one type of project that provides a recognized public benefit.
4) The code currently requires upper floor transparency coverage of 25 percent for
commercial buildings and 20 percent for residential use buildings on Pedestrian Priority
and Pedestrian Friendly streets. In order to reduce building heat loss, a provision could be
added to the Façade Composition standards (Section 7.3) recommending a maximum of
40 percent transparency coverage for northern façade upper floors.
5) A provision could be added to the section on Street Lighting (Section 10.4) that strongly
encourage the use of high efficiency lighting, such as LED lamps.
Next Steps
Based on the feedback provided by the City Council, staff will direct Gateway Planning to make
changes to the draft TRC incorporating the ERAB recommendations. If the Council wishes to
make further changes to the TRC to address energy efficiency and sustainability, staff can
complete additional evaluation on how the code could be revised and bring those
recommendations to the Council at a future date.
Attachments
• TCAAP Energy Integration Resiliency Framework and Policy White Paper: Exhibit IV –
Recommended Modifications to TCAAP Redevelopment Code
Page 2 of 2
yooperann CC
Resiliency Framework Phase 1:
Policy White Paper
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit IV – TCAAP Redevelopment Code
81
Exhibit IV – Recommended Modifications to TCAAP Redevelopment Code
This section contains recommendations for modifications of the TCAAP Redevelopment Code to be
considered based on energy vision principles.
Our recommendations focus on general efficiency or renewable energy strategies, recognizing that
individual strategies will be use-type- and site-specific, and therefore challenging to capture through
overall guidelines. Considerations include shading of rooftop solar, efficient outdoor lighting, and
allowance of passive energy building design techniques, especially for passive heating and cooling,
daylighting, and wind blockage.50 In addition, we specify recommendations that may allow for
additional flexibility for unique flagship or demonstration buildings.
1.1. Purpose and Intent
Consider specifically adding ERAB energy and carbon goals within the Purpose and Intent (e.g.
Creating equitable, sustainable, resilient, efficient, and affordable development options…)
3.3 Development Review Process
Table 3-3 Administrative Modifications:
1.b: location of regulated street –
consider adding an indication that the
review may also consider alterations to
street location in order to increase
rooftop solar energy potential. (e.g. add
criteria: “May consider changes in
potential output from rooftop solar
energy systems.”)
2-d: Sidewalk and streetscape standards
criteria – consider specifying that “desired
reduction in building energy use, or
increased solar PV or solar thermal
shading” are examples of the
development context that changes can be
50 For an interesting example of new low energy use design options, see this case study of Seattle’s Bullit Center:
http://blog.2030palette.org/case-study-the-bullitt-center/
Credit: University of Minnesota Solar Suitability
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit IV – TCAAP Redevelopment Code
82
based on.
Section 3.3(e) Major Modifications:
Flagship Energy Demonstrations: Recommend
adding language that would support flexibility
for innovative flagship or demonstration
buildings that meet strict energy guidelines
and serve an educational, marketing, and site
investment purpose. For example:
Under 3.3(e)i: 3. “the extent to which the
proposal provides public benefits…, is a net-
zero or equivalent energy use building with
community educational and technology
demonstration value.
Alternatively, the Code could include a reference to “Flagship Energy Demonstration
Buildings,” possibly as a use category, which would receive joint review and approval. The
definition of “Flagship Energy Demonstration Building” could be forthcoming subject to
Council approval.
4.0 Definitions
Suggested Modifications:
Street Screen: “A freestanding wall, living or renewable material fence, or combination fence…”
Suggested Additions:
Building Orientation: How a building is positioned to designate its natural, identifiable, or welcoming
frontage, which may not require parallel alignment with a specified axis. (as in section 7.2 “it is
required that buildings be oriented towards pedestrian priority frontages.)
Demonstrated reduction in energy use: Proposed building design demonstrates energy reduction using
building modeling results from program such as Energy Design Assistance, SB 2030, or equivalent.
Net-Zero Building: A building that minimizes site energy requirements and supplies the remainder with
on-site renewable energy systems, on an annual basis.
Renewable Energy System: A device that generates electricity or heat using only energy sources that
are not depleted when used, including solar, wind, or geothermal energy.
Credit: Bullitt Foundation Headquarters,
Seattle, WA.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit IV – TCAAP Redevelopment Code
83
Site Energy Use: Energy consumption as measured by use at the building site, as opposed to by primary
energy sources, such as upstream fuels for electricity generation.
Section 6.0 Building and Site Development Standards:
Sections 6.2 – 6.6, (i) Principal Building Standards
— Consider adding: building may be allowed 10 percent building maximum height
increase for demonstrated reduction in site energy use of 5 percent or greater from
said design modification. (see definitions)51
Section 7.0 of the Zoning - Building Design Standards:
7.1 Purpose and Intent (e) Consider adding “Increase the quality, adaptability, resilience,
efficiency, and sustainability…”
7.3: Façade Composition (iii) Façade Transparency Required:
— Consider adding 2. All northern façade upper floor(s) may have a 40 percent
maximum transparency, to reduce heat loss.52
In Section 10.0 - Streetscape and Landscape Standards:
10.2 Street Trees and Streetscape
— (e) Consider adding: Street tree mature height and
species may be prioritized according to associated
energy benefits, such as preventing shading of
rooftop solar systems and lowering building
heating or cooling requirements.
10.4 Street Lighting and 10.5 Exterior Lighting
— Consider additional provisions 10.4 (e) and 10.5
(a): all exterior lighting shall be high efficiency
lighting, such as LED lamps.
— Alternatively, all exterior lighting should be high
efficiency lighting, such as LED lamps.
51 Reduction in energy use could apply to increased daylighting and / or increased passive heating.
52 35 to 40 percent glazing is generally considered good practice for energy efficiency (see
http://windows.lbl.gov/daylighting/designguide/LBNL_Tips_for_Daylighting.pdf p. 33)
Credit: Eastern Michigan
University eastern sun shading
screens
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit IV – TCAAP Redevelopment Code
84
Subdivision Review Process
Incentivize or solicit an energy review for subdivision plans, specifically for solar energy
potential and landscaping energy benefits.53 This would allow optimization of rooftop
orientation and shading to be one consideration for street alignment and grading during the
subdivision process. Precedents exist for encouraging appropriate solar orientation for new
development. 54
In addition to the specific suggestions above, the Project Team suggests consideration of:
A section that addresses the desired aesthetic use of renewable materials, for consistency and
uniformity across developments (e.g. preferred locations for solar PV are rooftops, parking
lots, solar shades, kiosks, bus stations, etc.)
A specified process for review of new energy technologies and materials that allows the code
to be updated as new technologies and building materials reach the market.
Building materials were not available to review at this time. We suggest inclusion of innovative building
materials such as building integrated photovoltaics (BIPVs) to be used as PV shingles or brick façades.
53 See for example http://www.corridordevelopment.org/pdfs/Green_space/HUD_11Energy.pdf from the Metropolitan Design Center at
the University of Minnesota.
54 For precedents and guidelines for solar energy site planning, see, American Planning Association, “Planning and Zoning for Solar
Energy,” at https://www.planning.org/research/solar/faq.htm.
Jill Hutmacher December 29, 2014
Community Development Director
City of Arden Hills
1245 West Highway 96
Arden Hills, MN 55112
Dear Jill,
Attached you will find the commercial regulations for the TRC to date. Per your request, we have
organized the regulations in order of appearance in the code, and have added various new regulations
that have been discussed and mentioned through discussions with builders in the area.
Please let us know results from the review of these with City Council and we will work the edits back
into the draft document.
Sincerely,
Brad Lonberger
Principal
Gateway Planning Group, Inc.
Commercial Regulations Page 1 of 49
Section 4: Definitions
Commercial Use or Mixed-Use Building
A building in which at least the ground floor of the building is built to Commercial Ready
standards and any of the floors are occupied by non-residential or residential uses.A building
that includes a combination of commercial, cultural, institutional, or industrial uses inside a
single structure. Residential uses are not permitted within mixed-use buildings.
Parking Setback Line
The distance that any surface parking lot is to be set back from either the principal building
façade line or property line along any street frontage (depending on the specific standard in
the Zoning District). Surface parking may be located anywhere behind the parking setback
line on the property.
Illustration of a parking setback line
Permitted Adjustment
A requested modification to TRC zoning district standards per the Permitted Adjustment
provision of Section 3.0: Administration. The JDA shall have the authority to administratively
approve a request for a Permitted Adjustment.
Primary Entrance
The public entrance located along the front of a building facing a street or sidewalk that
provides access from the public sidewalk to the building. It is different from a secondary
entrance which may be located at the side or rear of a building providing private controlled
access into the building from a sidewalk, parking or service area.
Service-Related Uses
All uses that support the principal use on the lot including parking access, garbage/trash
collection, utility meters and equipment, loading/unloading areas and similar uses.
Street Frontage Designation
As identified on the Regulating Plan, existing and recommended streets in the TRC area are
designated as Pedestrian Priority, Pedestrian-Friendly or General Streets. Each frontage
designation establishes a certain development context in order to improve walkability and
pedestrian orientation within the TRC Plan Area.
Street Screen
A freestanding wall or living fence or combination fence built along the frontage line or in line
with the building façade along the street. It may mask a parking lot or a loading/service area
from view or provide privacy to a side yard and/or strengthen the spatial definition of the
public realm.
Commercial Regulations Page 2 of 49
Image of a combination masonry
and living street screen
Street Wall
Indicates the creation of a “wall” or a sense of enclosure along the street with buildings placed
immediately adjacent to the street/sidewalk. A street wall has a “void” if there is a surface
parking lot or service area adjacent to the sidewalk/street.
Commercial Regulations Page 3 of 49
Section 5: Schedule of Uses
Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
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Additional
Requirements
Residential Uses
Bed & Breakfast -- P -- -- -- P P*
*No more than 6 rentable
rooms permitted. Shall be
owner-occupied. Parking
shall be placed behind the
building, or screened from
view of the public right-of-
way.
Group Home -- -- -- -- -- P --
Home Occupation: Class I -- A A-- A-- -- A A
Large Multi-Family -- P P/C-- P/C-- -- -- -- See Table 5-2
Live/Work -- P -- -- -- P --
Medium Multi-Family -- P -- -- -- P --
Nursing Home and assisted
living -- P/C P/C-- P/C-- -- P/C P/C See Table 5-2
Senior Independent Living -- P/C P/C-- P/C-- -- P/C P/C See Table 5-2
Single Family -- -- -- -- -- P P
Small Lot SF Residential -- -- -- -- -- P P
Small Multi-Family -- -- -- -- -- P P/C See Table 5-2
Commercial Uses
Automotive Washing -- -- P/C P/C P/C -- -- See Table 5-2
Brewpub -- P P P P -- --
Business service P P P P P -- -- * Less than 5,000 sq. ft. in
the Civic Zone
Clinic, medical office P P P P P -- --
Club, sports & fitness -- P P P P -- --
Cocktail Lounge -- P -- P -- -- --
Commercial Off-Street Parking P/C* P/C* P/C* P/C* P/C* P/C* --
* Permitted as an
accessory use with a
primary building only
Commercial recreation - indoor -- -- -- -- P -- --
Daycare Facility A P P P P P --
Daycare, family - 10 or less P P P P P --
Dog kennel -- -- -- -- P* -- -- * Completely enclosed; no
outside runs
Drive-Up Windows -- -- P/C P/C P/C -- -- See Table 5-2
Dry cleaning & laundry, pick-
up station -- P -- P -- -- --
Dry cleaning & laundry, self-
service laundry -- P -- P -- -- --
Financial Institution & service P P P P P P --
Food Preparation P P P P P P --
Hotel/ motel P P P P P -- --
Microbrewery -- P -- P P -- --
Commercial Regulations Page 4 of 49
Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
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Additional
Requirements
Microdistillery -- P -- P P -- --
Mortuary, funeral home -- -- -- -- P/C -- -- See Table 5-2
Office P P P P* P P** --
* As part of a mixed-use
building that includes retail
on the ground floor
** As part of a live/work
building
Pawn shop -- -- -- -- P* -- --
* May not be located
within 5,280 feet of
another pawn shop service
use
Personal services A P P P P -- --
Pet Services P -- P P P -- --
Research and development
facility P -- P -- P -- --
Restaurant and restaurant
fast-food A* P P P P P** --
*May be integrated within
a buildings that has
another permitted primary
use in the Campus
Commercial Zone
** Less than 5,000 sq. ft. in
the Neighborhood
Transition Zone
Retail sales & service -- P P P P P --
Service station -- -- -- P/C P/C -- -- See Table 5-2
Storage, exterior -- -- -- -- -- -- --
Studio -- P -- P P P* --
* Less than 5,000 sq. ft. in
the Neighborhood
Transition Zone
Theater, indoor -- -- P P P -- --
Vehicle – motorized, leasing
and rentals -- -- P/C -- P/C -- -- See Table 5-2
Vehicle – motorized, service -- -- P/C P/C P/C -- -- See Table 5-2
Commercial Civic Uses
Antenna, Dish or Tower P* P* P* P* P* P* --
* Located on top of a
building or architectural
component only
Club or lodge (non‑profit) -- P P P P -- --
House of worship -- P P P P P* --
* Less than 5,000 sq. ft. in
the Neighborhood
Transition Zone
Park Facilities (Public) P P P P P P P
Public use P P P P P P --
School, general education -- P -- -- -- P P
School, specialized education -- P P P -- P* --
* Less than 5,000 sq. ft. in
the Neighborhood
Transition Zone
Industrial Uses
Garage, Truck -- -- -- -- -- -- --
Manufacturing & processing: P/C -- -- -- P/C -- -- Warehousing permitted as
an accessory use
Commercial Regulations Page 5 of 49
Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
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Additional
Requirements
Class I
Manufacturing & processing:
Class II
-- -- -- -- -- -- --
Utility Substation
P* -- -- -- P* -- -- *Equipment shall be
screened to not be seen
from any public right of
way and shall not be
placed in the front of any
parcel
Warehousing A/C -- -- -- A/C -- --
Other Uses
Adult-Oriented Businesses -- -- -- -- -- -- --
5.2 Additional Use Criteria: All uses listed as P/C in Table 5-1 shall also meet the following standards in
Table 5-2.
Table 5-2 Additional Use Criteria Table
Use Character Zone Location & Design Criteria
Commercial Uses
Automotive Washing
Vehicle – motorized, leasing
and rentals
Vehicle- motorized, service
Office Mixed-Use
Flex Office
Retail Mixed-Use
i.Automotive drive through lanes, service bays, and/or gas station canopies shall meet
the design standards in Section 7, Building Design Standards of this code.
ii. Outdoor storage of vehicles or other products sold shall NOT have direct frontage
along Pedestrian Priority Streets. Outdoor storage of vehicles and/or other products
sold shall be screened with a required street screen along Pedestrian-Friendly Streets
and General Streets (see Section 11 for standards).
Service Station Campus Commercial
Retail Mixed-Use
Flex Office
Commercial Off-Street
Parking
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
Neighborhood Transition
Neighborhood
i.New surface parking lots shall be permitted as an interim use only in the case of
phasing.
ii. Applications for new surface lots shall include in-fill building concepts on the lot with a
site plan that meets the build-to-zone and building frontage standards of the specific
character zone.
iii. New surface parking shall be set back a minimum of 30’ from the edge of the right-of-
way of Pedestrian Priority Streets.
iv. New surface parking shall not be located at a street intersection (of any Pedestrian
Priority and Pedestrian-Friendly Streets only) for minimum of 30’ from the intersection
along each street.
Storage, exterior Flex Office Shall be permitted with no more than 50% building frontage on a Pedestrian-Friendly Street
or with no limitation on amount of building frontage along a General Street.
Manufacturing & processing:
Class III
Flex Office
Campus Commercial
i.Outdoor storage of vehicles, equipment, service vehicles, or other products sold or fleet
vehicles utilized shall NOT have direct frontage along Pedestrian Priority Streets.
ii. Outdoor storage of vehicles, equipment, and/or other products sold shall be screened
with a required street screen along Pedestrian-Friendly Streets and General Streets
(see Section 11 for standards).
Mortuary, funeral home Flex Office i.Pick-up and drop-off lanes, storage of vehicles, service areas, and drive through
facilities shall NOT have direct frontage along Pedestrian Priority Streets.
ii. All such areas along other streets shall be screened with a required street screen (see
Section 11 for standards).
Drive-Up Windows Retail Mixed-Use
Flex Office
Office Mixed-Use
Drive through or drive-up facilities shall meet the design standards in Section 7, Building
Design Standards of this code.
Commercial Regulations Page 6 of 49
Table 5-2 Additional Use Criteria Table
Use Character Zone Location & Design Criteria
Manufacturing and Processing:
Class I
Campus Commercial
Flex Office
For buildings where manufacturing and processing is a principal or accessory use, a minimum
of 30 percent of the total building square footage must be in office use.
Warehousing Campus Commercial
Flex Office
For buildings where warehousing is an accessory use, a minimum of 30 percent of the total
building square footage must be in office use.
Commercial Regulations Page 7 of 49
Section 6: Building and Site Development Standards
6.1 General to All Zoning Districts
(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.
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
Commercial Regulations Page 8 of 49
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
(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.
Commercial Regulations Page 9 of 49
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. Corner Building Height Allowances are not
permitted in the Neighborhood Zone.
Illustration showing Corner Building Height Allowance
(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
Zoning 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
Commercial Regulations Page 10 of 49
Office Usses 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
spaces may be approved
by the JDA as a Permitted
Adjustment with the
provision of a parking
demand study (See Section
3).
2.On-street parking located
along any public street shall
count towards the required
off-street parking.
3.Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.
1.Landscaping within
surface parking lots shall meet
standards in Section 10.0 of this
Code.
2.A shared parking
plan or alternative parking plan
may be approved by the JDA
as a Permitted Adjustment (See
Section 3)
On-street parking
located along any public street
shall count towards the required
off street parking
Industrial Uses N/A I space/500 sq.
ft. of gross floor
area for general
manufacturing/in
dustrial; 1
space/1,000 sq.
ft. of gross floor
area for
warehousing/sto
rage.
All Other Non-
Residential uses
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.
Lodging uses
(hotels and
motels)
0.5 spaces per
guest room; all
other areas shall
be parked at the
non-residential
rate above
0.75 spaces per
guest room; all
other areas shall
be parked at the
non-residential
rate above
N/A
Min. Bicycle Parking Requirement (# of Bicycles)
All uses 10% of all
provided
automobile
spaces
5% of all
provided
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:
(d) 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.
(e) 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.
(f) 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.
N/A
Commercial Regulations Page 11 of 49
(g) 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.
(h) 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.
(i) Service and loading/unloading areas shall be screened per standards in
Section 10.0.
(j) Unless required to meet minimum fire access or service access standards all
commercial, 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.
(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 Deck 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 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 right of way.
(e)(f) 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.
(h) Measuring Heights:
i. Church spires, belfries, cupolas, and domes; elevator and stair enclosures; public
flagpoles and monuments, and chimneys are exempt from the height limit.
ii. 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.
iii. Internal building height shall be measured from finished floor to the bottom of the
structural members of the ceiling.
iv. Floor to ceiling heights shall not apply to parking structures or civic buildings.
(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.
Commercial Regulations Page 12 of 49
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.
(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 a Permitted
Adjustment is granted.
ii. Required private landscaping and open space amenities may also be phased
with the building.
iii. Design/development standards may be established at the block level, in order to
work within a phased development plan.
(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.
Commercial Regulations Page 13 of 49
Campus Commercial Zoning District
DRAFT December 29, 2014
TCAAP Redevelopment Code
Page | 13
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
Commercial Regulations Page 14 of 49
Campus Commercial Zoning District
DRAFT December 29, 2014
TCAAP Redevelopment Code
Page | 14
(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.
(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.
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Commercial Regulations Page 15 of 49
Campus Commercial Zoning District
DRAFT December 29, 2014
TCAAP Redevelopment Code
Page | 15
(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 105’ 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.
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Commercial Regulations Page 16 of 49
Town Center Zoning District
DRAFT December 29, 2014
TCAAP Redevelopment Code
Page | 16
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 walkability through allowing for housing, office, retail, restaurant
and civic use, all within walking distance of each other. development and allows for flexibility
for horizontal or vertical mixed-use as development continues over time.
Commercial Regulations Page 17 of 49
Town Center Zoning District
DRAFT December 29, 2014
TCAAP Redevelopment Code
Page | 17
TCAAP Master Plan
Vision for Town Center
Zone
(b) Building Placement
Commercial Regulations Page 18 of 49
Town Center Zoning District
DRAFT December 29, 2014
TCAAP Redevelopment Code
Page | 18
(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
5’ min.; no max. setback (adjacent to
SF-detached residential lot)
0’ min. setback; no max setback (all
other adjacencies)
Rear
10’ min.; no max. setback (adjacent to
SF-detached residential lot)
0’ min setback; no max setback (all
other adjacencies)
(ii) Building Frontage
Pedestrian Priority Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
A
B
C
D
D*
E
F
Commercial Regulations Page 19 of 49
Town Center Zoning District
DRAFT December 29, 2014
TCAAP Redevelopment Code
Page | 19
(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.
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Commercial Regulations Page 20 of 49
Town Center Zoning District
DRAFT December 29, 2014
TCAAP Redevelopment Code
Page | 20
(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’ (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) Below Grade Parking
May be built up to the property lines along all streets
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Commercial Regulations Page 21 of 49
Town Center Zoning District
DRAFT December 29, 2014
TCAAP Redevelopment Code
Page | 21
(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).
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Commercial Regulations Page 22 of 49
Office Mixed-Use Zoning District
DRAFT December 29, 2014
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
Commercial Regulations Page 23 of 49
Office Mixed-Use Zoning District
DRAFT December 29, 2014
(b) Building Placement
Commercial Regulations Page 24 of 49
Office Mixed-Use Zoning District
DRAFT December 29, 2014
(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
Commercial Regulations Page 25 of 49
Office Mixed-Use Zoning District
DRAFT December 29, 2014
(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.
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Commercial Regulations Page 26 of 49
Office Mixed-Use Zoning District
DRAFT December 29, 2014
(d) Parking & Service Access
(i) Surface Parking Setbacks
Pedestrian-
Priority,
Pedestrian-
Friendly or
Required
Open Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street;
If no building is located along
the street frontage; then
surface parking shall be
setback a minimum of 6’ from
the property line.
Highway
Frontage
Min. 15’ from the property
line
Street screen and landscape
buffer of 15’ required
Direct access to highway shall
be permitted, per Spine
Road design.Access
permitted per Spine Road
design.
General
Frontage
Min. 103’ 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.
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Commercial Regulations Page 27 of 49
Retail Mixed-Use Zoning District
DRAFT December 29, 2014
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.
Commercial Regulations Page 28 of 49
Retail Mixed-Use Zoning District
DRAFT December 29, 2014
(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/Spine Road Frontage (BTZ) 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*
Commercial Regulations Page 29 of 49
Retail Mixed-Use Zoning District
DRAFT December 29, 2014
(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
frontagesbuildings 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 Retail Mixed-Use Zone.
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Commercial Regulations Page 30 of 49
Retail Mixed-Use Zoning District
DRAFT December 29, 2014
(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
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
(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.
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Retail Mixed-Use Zoning District
DRAFT December 29, 2014
(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).
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Commercial Regulations Page 32 of 49
Flex Office Zoning District
DRAFT December 29, 2014
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.
Commercial Regulations Page 33 of 49
Flex Office Zoning District
DRAFT December 29, 2014
(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 – 975’ 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*
Commercial Regulations Page 34 of 49
Flex Office Zoning District
DRAFT December 29, 2014
(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
Commercial Regulations Page 35 of 49
Flex Office Zoning District
DRAFT December 29, 2014
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section below.
Highway
Frontage
Min. 15’ from the property line
Street screen and landscape
buffer of 15’ required
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;
015’ 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
Pedestrian Priority/Pedestrian-Friendly or Civic/Open Space Frontage
Q’
Commercial Regulations Page 36 of 49
Flex Office Zoning District
DRAFT December 29, 2014
(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 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 district and shall be recommended for all
other adjacencies. The required fence shall NOT be chain
link or vinyl. A 6-foot wide landscape buffer with evergreen
shrubs planted at 3’ on center and 6’ min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the SF-residential lot line. (see
surface parking setbacks illustration)
Commercial Regulations Page 37 of 49
Section 7: Building Design Standards
7.2 Building Orientation and Entrances
(a) Buildings shall be oriented towards Pedestrian Priority Frontages, where the lot has
frontage along Pedestrian Priority Frontages. If a building has no frontage along a
Pedestrian Priority Frontage, then it shall front a Pedestrian-Friendly Frontage. All
other buildings may be oriented towards General Streets or Civic Spaces.
(b) Primary entrances to buildings shall be located on the street along which the building
is oriented (See Figure 7-1). At intersections, corner buildings may have their primary
entrances oriented at an angle to the intersection. Building entrances shall be
provided for all separate ground floor commercial use tenant spaces that are located
along a Pedestrian Priority or Pedestrian-Friendly frontage.
(c) All primary entrances shall be oriented to the public sidewalk for ease of pedestrian
access. Secondary and service entrances may be located from parking areas or
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
7
Commercial Regulations Page 38 of 49
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.
Commercial Regulations Page 39 of 49
Figure 7-3 Illustration
showing building articulation
requirement
Figures 7-4 Images showing examples of appropriate building articulation
(iii) Façade Transparency Required:
1. All facades shall meet the minimum requirement for façade transparency
(percentage of doors and windows) as established in Table 7-2 below.
Table 7-2 Required Minimum Façade Transparency by Façade Frontage Type
Façade Frontage Type
Pedestrian Priority or
Pedestrian-Friendly Frontage
General Frontage All other
facades
Commercial Use or Mixed-Use Buildings
Ground Floor 50% (min.) None None
Upper Floor(s) 25% (min) None None
Residential Use Buildings
Ground Floor 25% (min.) None None
Upper Floor(s) 20% (min.) None None
Commercial Regulations Page 40 of 49
(b) Residential Use Buildings
(i) At least one of the following shall be added along residential building facades to
add pedestrian interest along the street:
porches,
stoops,
eaves, or
balconies
(ii) Windows and Doors: All building facades of residential use buildings shall meet the
transparency requirements established in Table 7-2.
Images showing appropriate transparency required along Pedestrian Priority and Pedestrian-Friendly Frontages
Commercial Regulations Page 41 of 49
Residential buildings with porches, fencing, balconies and stoops to add interest along the street.
7.4 Commercial Ready Standards
(a) Ground floors of all buildings with Pedestrian Priority Frontage designation per the
Regulating Plan (Attachment 1) shall be built to Commercial Ready standards. In
addition, the following standards shall apply (See Figure 7-4):
i. An entrance that opens directly onto the sidewalk according to Section 7.0;
ii. A height of not less than 12 feet measured from the entry level finished floor to
the bottom of the structural members of the ceiling;
iii. Minimum leasable width of 20 feet wide;
iv. A front facade that meets the window glazing requirements in Section 7.0; and
v. Off-street surface parking shall be prohibited between the sidewalk and the
building along Pedestrian Priority frontages.
7.5 Shading Requirement: Shading of public and 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 sidewalk shall be provided alongside at least:
(i) 50 percent of all building facades with Pedestrian Priority Frontage designation
per the Regulating Plan (Attachment 1).
(ii) 50 percent of all building facades with frontage along an off-street surface
parking lot
(b) When adjacent to a surface parking lot, the shaded sidewalk shall be raised above
the level of the parking lot by way of a defined edge, such as a curb. ADA ramps
along the building must also be shaded.
(c) A shaded sidewalk must meet the following requirements:
(i) Along a street, a shaded sidewalk shall comply with the applicable sidewalk
standards for its designated street type. If not otherwise required, the shaded
sidewalk shall provide trees planted no more than 50 feet on center.
(ii) Along any surface parking adjacent to the building (both off-street or on street),
the shaded sidewalk shall consist of a minimum 5 foot clear zone and 5 foot
Commercial Regulations Page 42 of 49
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.
7.6 Commercial Ready frontage shall maintain a paved surface along the façade and be flush
along the adjacent sidewalk.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. In addition
the ground floor of the primary building structures shall have a minimum of 75% of
these materials:
a. Masonry (brick, stone, cast stone, etc.)
b. 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:
a. Masonry (brick, stone, cast stone, etc.)
b. Stucco utilizing a 3-Step process of application
(c) Secondary or Accent materials shall only be used for up to 40% of the primary
building façade for pedestrian priority and pedestrian friendly frontages. On
general frontages, up to 60% of the primary building façade shall be permitted.
a. 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 all 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.
(f) Canvas awnings are not permitted.
7.6 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 10.31.0 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
Commercial Regulations Page 43 of 49
auto-related site elements. There shall be no such limitation along General or Alleys
frontages and along highway frontage roads.
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
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.
Commercial Regulations Page 44 of 49
Image illustrating the appropriate design of retail/restaurant drive-throughs (Corner Lot)
Image illustrating the appropriate design of retail/restaurant drive throughs (Interior Lot)
(e) All off-street loading, unloading, and trash pick-up areas shall be located along
alleys or General Frontages only unless permitted in the specific building form and
development standards in Section 6 of this code. If a site has no General frontage or
Alley access, off-street loading, unloading, and trash pick-up areas may be permitted
along a Pedestrian-Friendly 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.
Commercial Regulations Page 45 of 49
7.7 Design of Parking Structures
(a) All ground floors of parking structures located on Pedestrian Priority frontages shall
be built to Commercial Ready standardsconstructed 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.
Commercial Regulations Page 46 of 49
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.
Commercial Regulations Page 47 of 49
Images showing appropriate design of Parking Structures
Section 9: Open Space Standards
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.
(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 fromapproved by the JDA.
Permeable paving materials shall not count towards more than 20% of the total
permeable area requirements.
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 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.
District Min Pervious Lot Area
TC, Retail, Office 10%
Flex Office/CC 25%
Commercial Regulations Page 48 of 49
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.
9.6 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.
Section 10: Streetscape and Landscape Standards
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
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
Commercial Regulations Page 49 of 49
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
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.
10.8 Parking Lot Landscaping: All surface parking shall meet the standards for parking lot
landscaping in the AHC Section 1325.