HomeMy WebLinkAbout01-20-15-WSAGENDA ITEMS
TCAAP
Planning Staff
MEMO.PDF, ATTACHMENTS.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Robert Woodburn
City Council Work Session
Agenda
January 20, 2015
5:00 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 2
DATE: January 20, 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 20, 2015, special City Council
work session meeting.
A. Ramsey County Presentation
Representatives of Ramsey County will be at the work session to discuss the TCAAP
project. Mark Ruff, Ehlers and Associates, will present information on proposed
expenditures and revenues.
B. TCAAP Land Use Approval Process
A draft land use approval process flow chart has been created and has been reviewed by
the City and JDA Attorneys. The attorneys will attend the meeting to discuss the
approval process and Chapter 3 with the City Council.
C. Chapters 4 and 5, TCAAP Redevelopment Code
City Council comments and direction on Chapters 4 and 5 of the TCAAP zoning have
been incorporated. Based on the City’s schedule for approval of the TCAAP
Redevelopment Code (TRC), the January 20 work session will be the last opportunity for
the City Council to review Chapters 4 and 5 prior to presentation of the full draft TRC on
February 2, 2015. Redlined-copies of Chapters 4 and 5 are attached. Hole-punched
copies of Chapters 4 and 5 have been provided in Council packets for inclusion in the
green binders.
Key changes to Chapters 4 and 5 since the last City Council review are:
Addition of definitions clarifying right-of-way, property line, setbacks, and gross
density.
Addition of definitions for low, medium, and high density development with
density parameters. Density requirements will also be incorporated into Chapter 6
prior to February 2.
AGENDA ITEM – 1A
MEMORANDUM
Page 2 of 2
Addition of residential subzones to Table 5.1.
Changes to Table 5.2 for consistency to Table 5.1.
Attachments
Land use approval process flow chart
Chapter 3, clean and red-lined versions
Chapters 4 and 5, clean and red-lined versions
JDA Review and Approval Process City TRC Amendment Process
Pre-Submittal Meeting
Application Submitted Does Not Meet TRC Requirements or
Allowed Flexibility
Meets TRC Requirements or Allowed
Flexibility
Revise and
Resubmit
Planning Commission
Public Hearing
TRC Amendment Request
City Council
Consideration
Denial Approval
Regular Process (3/5 vote)
Meets all TRC requirements or
is within flexibility allowed by
Table 3.3
Special Development Plan (4/5 vote)
10 acres or larger
Additional Flexibility allowed
except for:
Building height
Density
Use
Clear height
JDA Work Session
(optional)
JDA Work Session
(required)
JDA
Public Hearing
Approval
JDA
Public Hearing
Approval Denial
Revise and
Resubmit
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DRAFT January 16, 2015
3.0 Administration
3.1 Applicability
(a) The uses and buildings on all properties within TRC zoning classifications shall conform
exclusively to the requirements of the TRC unless specifically referenced as otherwise
in this TRC
(b) Table 3-1 (Applicability Matrix) shall determine the extent to which different sections
of the TRC apply to any proposed development.
(c) In addition, Table 3-2 shall determine which sections of the TRC apply at which time in
the development review process such as Subdivision Review, Site Plan Review or
Building Permit Review.
(d) Provisions of the TRC are activated by “shall” when required; “should” or “may” when
recommended or optional.
(e) Terms used throughout the TRC are defined in Section 4.0: Definitions. For those terms
not defined in Section 4.0: Definitions, definitions in various sections of the AHC shall
apply. For terms not defined in either section, they shall be accorded commonly
accepted meanings. In the event of conflict, the definitions of the TRC shall take
precedence.
(f) Where in conflict, numerical metrics shall take precedence over graphic metrics.
3.2 Relationship to other city ordinances
(a) For all properties zoned as provided in the TRC, the standards in this document shall
supersede standards under:
i. Commercial Design Standards under Chapter 13, of the AHC, as amended,
except as specifically referenced herein.
ii. Sign Standards under Chapter 12, as amended, except as specifically referenced
herein.
iii. Private Open Space Standards under Chapter 13, as amended, except as
specifically referenced herein.
iv. Subdivision Ordinance under Chapter 11, as amended, except as specifically
referenced herein.
(b) Development standards not addressed in this TRC shall be governed by the AHC, to
the extent the AHC standards are not in conflict with the TRC.
TCAAP Redevelopment Code
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448915v9 TW185-1
DRAFT January 16, 2015
Table 3-1: Applicability Matrix
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Type of Development
1) Commercial (retail, office, restaurant), lodging, mixed use building, apartment/multi-family building (3 or more units per lot),
and live-work units (more than one of the following may apply to one application based on the scope of the application)
a. New Construction All Sections of the TRC apply
b. Existing Building Remodel: Existing non-complying structures or sites may be repaired, maintained or altered provided that
such repair, maintenance, or alteration shall not create any new non-compliance of all or any part of such structure or site.
i. Change of Use/Expansion of Existing
Use (without expansion of conditioned
building area) (to a permitted or
conditional use in the designated
Zoning District)
c. Expansion of Existing Buildings (regardless
of size of expansion): Structures or sites
may be enlarged or expanded provided
that such enlargement shall not create any
new non-compliance of all or any part of
such structure or site. The TRC applicable
sections shall apply only to proposed
building expansions.
d. Expansion of parking area only (with or without a building or use expansion) (includes off-site or accessory parking)
i. Up to 10 spaces
ii. 11 or more additional spaces
e. Existing Signage
i. Refacing or changing a panel on an
existing sign
TCAAP Redevelopment Code
Page | 2
448915v9 TW185-1
DRAFT January 16, 2015
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Type of Development
Table 3-1 Continued
ii. Signs may be repaired, maintained,
altered, or replaced as allowed by
state law (M.S. 462.357, Subd. 1e)
provided that such repair,
maintenance, alteration, or
replacement shall not create any new
non-compliance, or expansion of any
existing nonconformity, of all or any
part of such a sign. (applies during sign
permit review only)
f. New sign or expansion of an existing
sign (applies during sign permit review
only)
2. Residential Buildings (single family detached, single-family attached, duplex buildings; 1 – 2 units per lot, manor homes; 3-4
units per building)
a. New construction
b. Change of Use (to a permitted or
conditional use in the designated Zoning
District)
c. Existing Building Remodels: Structures or
sites may be repaired, maintained or
altered provided that such repair,
maintenance, or alteration shall not
create any new non-compliance of all or
any part of such structure or site.
TCAAP Redevelopment Code
Page | 3
448915v9 TW185-1
DRAFT January 16, 2015
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Type of Development
Table 3-1 Continued
d. Expansion of existing use/structure
(building additions and new accessory
building/structure on the lot): Structures
or sites may be enlarged provided that
such enlargement shall not create any
new non-compliance of all or any part of
such structure or site. Standards in the
TRC applicable sections shall apply only
to the building expansions. It shall allow
addition of non- conditioned space such
as patios, porches, arcades, canopies,
private open space, recreational
amenities and courtyards/forecourts.
TCAAP Redevelopment Code
Page | 4
448915v9 TW185-1
DRAFT January 16, 2015
Table 3.2 Application Review Specific Matrix
Legend = Standards in this Section of the Code applies NA = Standards in this Section of the Code does not
apply
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Type Application Review
1. Subdivision Plan
Review (includes
revised plats)
2. Site Plan Review
3. Building Permit
Review *
= Applies for residential development only
*
= Applies during Sign Permit review only
TCAAP Redevelopment Code
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448915v9 TW185-1
DRAFT January 16, 2015
3.3 JDA Development Review Process
(a) Pre-submittal Meeting Required: All projects shall have a pre-submittal meeting with
the JDA Development staff prior to submitting the approved application form for
development in the Plan Area. At the pre-submittal meeting, the staff shall provide
information on the requirements for development and submittal within the Plan Area,
including related necessary City building permit and related final construction
approvals.
(b) Site Plan Required: A Site Plan shall be required for all proposed developments
within the Plan Area. Requirements for Site Plans are listed per Section XX of the AHC.
A site plan is reviewed by staff prior to preliminary plat submittal.
Figure 3-3: JDA Development Review Process
(c) JDA Review Generally: Projects that comply with all standards of the TRC and
projects that require Permitted Adjustments shall be processed by the Joint
Development Authority (JDA). The JDA shall review and consider projects which meet
all TRC standards as recommended by staff, with approval of such projects subject to
a majority vote of all the members of the JDA. Please refer to Figure 3-3
Development Review flow chart above for information on the development review
process. The JDA may amend its development review process at any time, subject to
any applicable requirements of the Joint Powers Agreement (the “JPA”).
(d) JDA Permitted Adjustments: The JDA may approve Permitted Adjustments per the
criteria set in Table 3-3 below, subject to a 3/5 vote of the JDA. The Permitted
Modification process may be used only to authorize a less restrictive standard and
may not be used to impose a higher standard than is established under the TRC on the
subject property. A Community Development staff report and recommendation is
required for the JDA to make a determination on a Permitted Adjustment. Public
notices shall be issued for all Permitted Adjustment hearings; however, such hearings
may be combined with any other JDA hearing process, such as for consideration of
approval of a project and its related transactional documents.
(e) In reviewing any Permitted Adjustment request, the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
TCAAP Redevelopment Code
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448915v9 TW185-1
DRAFT January 16, 2015
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
iv. The extent to which the proposal does not hinder future opportunities for higher
intensity development; and
v. Considerations of health and welfare to the general public.
vi. The extent to which the proposal provided a demonstration of advanced energy
resilience which may have an educational value.
(f) In reviewing any Permitted Adjustment, the JDA shall not grant flexibility for the
following:
i. Deviation from requirements of Section 5.0 (Schedule of Uses);
ii. Building height;
iii. Definitions included in Section 4.0 including density parameters for
residential land uses; and
iv. Clear height.
Table 3-3: Permitted Adjustments Table
Code Standard Extent of Adjustment Permitted Criteria
1. Regulating Plan Map
a. Location of any
Required Street
(Town Center, Retail
Mixed-Use, Office
Mixed-Use, and
Neighborhood
Transition Districts)
Streets shall be on an urban grid system
with block faces (measured right-of-way
to right-of-way) no less than 200 feet
and no more than 400 feet. Block faces
may be adjusted no more than 50%.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. Pedestrian connectivity must be maintained
iv. JDA staff, City Community Development and Public
Works staff approval
b. Location of any
Required Street
(Neighborhood
District)
Streets shall be on a modified grid
pattern. Public views and access to
open space areas are required. The use
of cul-de-sacs should be minimized and
must include pedestrian connections from
the cul-de-sac to streets or open space
located behind private lots.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. JDA staff, City Community Development and Public
Works staff approval
c. Area of any
Required Open
Space
May be reduced by no more than 10%
i. Shall maintain the frontages required by the
Regulating Plan
ii. Shall include required amenities identified by the
City’s Master Parks Plan
2. Building Form and Development Standards
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448915v9 TW185-1
DRAFT January 16, 2015
a. Build to
zones/setbacks
No more than a 20% change in the
maximum or minimum setback applicable
or 6 feet whichever is greater.
1) Changes to the build-to-zones and setbacks may only
occur when there is cause by one or more of the
following:
i. A change to the street cross sections established in
Attachment 3; or
ii. Need to accommodate existing buildings and
structures on the lot that meet the overall intent and
vision for redevelopment in the Plan Area; or
iii. Need to accommodate other required modes of
transportation (transit, bike, pedestrian), storm
water drainage, water quality, or low impact
development (LID) elements on the site; or
iv. Need to accommodate overhead or underground
utilities and/or easements; or
v. Need to preserve existing heritage trees on the
property.
2) In no case shall the sidewalk be less than 8 feet in width
along the “Spine Road” and 6 feet in width along all
other streets when sidewalks will be publicly
maintained.
b. Building Frontage
No more than a 15% reduction in the
required building frontage (applicable
in the designated zoning district) along
each block or subject lot with Pedestrian
Priority Frontage designation or no more
than a 25% reduction in the required
building frontage (applicable in the
designated zoning district) along each
block or subject lot of a Pedestrian-
Friendly Frontage designation.
Any reduction in the required building frontage shall be to
address one or more of the following:
i. To accommodate porte-cocheres for drop-off and
pick-up; or
ii. To accommodate existing buildings and site
elements; or
iii. To accommodate other required transit, bike and
pedestrian related, storm water drainage, water
quality, or low impact development (LID) elements
on the site.
Parking garages and porte-cocheres are
allowed along Pedestrian Priority
Frontage and Pedestrian-Friendly streets
per authorization from the JDA.
Allowed when necessary for building design.
c. Corner Lot Building
Frontage
Reduction of building frontage
requirements for lots with two or more
Pedestrian Priority frontages (applicable
Frontage Standard for the zoning district
of the subject corner lot)
Frontage requirement along one Pedestrian Priority
designated frontage may be replaced with the
corresponding standard for Pedestrian-Friendly frontage
designation instead. In determining which Pedestrian
Priority frontage may be changed to a Pedestrian-Friendly
frontage, precedence shall be given to matching any
existing building Pedestrian Priority frontages of adjoining
blocks or lots on either side of the street.
Reduction of building frontage
requirements for lots with two or more
Pedestrian-Friendly frontages
(applicable Frontage Standards for the
designated zoning district of the subject
corner lot)
Frontage requirement along one Pedestrian-Friendly
designated frontage may be replaced with the
corresponding standard for General frontage designation
instead. In determining which Pedestrian-Friendly frontage
may be changed to a General frontage, precedence shall
be given to matching any existing building Pedestrian-
Friendly frontages of adjoining blocks or lots on either side
of the street.
d. Sidewalk and
Streetscape
standards
Sidewalks, street tree planting, street
lighting, and other streetscape standards
may be adjusted based on the
development context and street cross
section.
Any changes to the streetscape standards shall be based
on specific development context such as existing vegetation,
natural features, drainage, and fire access and is subject to
approval by the JDA.
e. Required Parking
Spaces
Reduction in the number of required
parking spaces
Reduction in the number of parking spaces shall be based
on one or more of the following:
i. A shared parking plan for parking within 1,320 feet
of the subject property; or
ii. A parking study for the uses proposed on the site;
or
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448915v9 TW185-1
DRAFT January 16, 2015
3.4 Special Development Plan (SDP): The JDA may approve an SDP for projects comprising 10
acres or more which require additional flexibility in the application of the TRC not otherwise
available under Table 3-3 above. JDA approval of an SDP is subject to a 4/5 vote of the
JDA. The SDP process may be used only to authorize a less restrictive standard and may not
be used to impose a higher standard than is established under the TRC on the subject
property. Public notices shall be issued for all SDP hearings; however, such hearings may be
combined with any other JDA hearing process, such as for consideration of approval of a
project and its related transactional documents.
(a) In reviewing any SDP, the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
iv. The extent to which the proposal does not hinder future opportunities for higher
intensity development;
v. Considerations of health and welfare to the general public; and
vi. The extent to which the proposal provided a demonstration of advanced energy
resilience which may have an educational value.
(b) In reviewing any SDP, the JDA shall not grant flexibility for the following:
i. Deviation from requirements of Section 5.0 (Schedule of Uses);
ii. Building height; and
iii. Definitions included in Section 4.0 including density parameters for residential
land uses; and
iv. Clear height.
(c) Special Development Plan Submittal:
a. Applicant shall meet with JDA Development staff to clarify and determine SDP
requirements and discuss applicant's development concept.
iii. A combination of the above
3. Other
a. Any other numerical
standard in the code
A modification up to 10% (increase or
decrease)
ii. A modification of a numerical standard is needed to
accommodate existing conditions.
iii. The proposed development still meets the intent of
theTRC.
b. Phased
Developments
Deferment of building frontage
standards
i. Phased developments may defer building frontage
requirements as long as they meet the build-to-zone
and parking setback requirements
TCAAP Redevelopment Code
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448915v9 TW185-1
DRAFT January 16, 2015
b. Applicant shall submit SDP Concept Plan to JDA Development staff.
c. Applicant is encouraged to have community meetings where appropriate (Optional).
d. Applicant shall submit SDP Master Plan to JDA Development staff.
e. JDA conducts public hearing(s) on the SDP Master Plan and takes action on the SDP
Master Plan.
f. The SDP Master Plan, as approved, including all applicable documents, is adopted
as the governing development plan for the SDP property.
g. Applicant submits Final SDP Plan for elements that are to be developed
imminently. A Final SDP Plan will be submitted for each stage of development and
construction.
h. JDA reviews Final SDP Plan and takes action on the Final SDP Plan.
i. Applicant applies for all necessary permits to begin construction.
3.5. TCAAP Regulating Plan Map and TCAAP Master Plan Modifications: Upon denial by the
JDA of an application which requires an amendment to the TCAAP Regulating Plan Map (the
“Map”) and/or the TCAAP Master Plan (individually or collectively a “Plan Amendment”), or
a modification of the text of the TRC (“Text Change)”, or where the applicant has requested
such a change, the application shall be referred by the JDA to the City Council for its
consideration. A Community Development staff report and recommendation is required for
a Plan Amendment or Text Change request to be heard by City Council. Public notices shall
be issued for all Plan Amendment or Text Change hearings. The City Council shall consult
with County in the Council’s consideration, approval or denial of a Plan Amendment or Text
Change as required by § 3.0 of JPA.
i. If the City Council approves the Plan Amendment or Text Change, the JDA shall
consider the application, as amended pursuant to such approval.
ii. A proposed denial of a Plan Amendment or Text Change by City Council shall not
be delivered to JDA and such decision shall constitute final denial of the
application.
iii. Upon such final denial of a Plan Modification or Text Change, the applicant may
reapply to the JDA to seek JDA approval of a revised project meeting the
requirements of the TRC, or a revised project requiring a Permitted Adjustment
consistent with Table 3-3.
3.6 Plat Approval: The TRC incorporates by reference Chapter 11 of the AHC for plat
approval for the purpose of design review, subject to the requirements for public
infrastructure per the TRC. This process includes City approval of grading/erosion control
plan and utilities plan.
3.7 Hearing Requirements. The JDA shall conduct public hearings for consideration of all
development applications for the Plan Area. A notice of the time, place and purpose of the
hearing shall be published in the official newspaper of the City at least ten days prior to the
day of the hearing. In addition, JDA action on subdivision requests in the Plan Area shall be
governed by Minnesota Statutes 462.358.
TCAAP Redevelopment Code
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448915v9 TW185-1
DRAFT January 16, 2015
3.0 Administration
3.1 Applicability
(a) The uses and buildings on all properties within TRC zoning classifications shall conform
exclusively to the requirements of the TRC unless specifically referenced as otherwise
in this TRC
(b) Table 3-1 (Applicability Matrix) shall determine the extent to which different sections
of the TRC apply to any proposed development.
(c) In addition, Table 3-2 shall determine which sections of the TRC apply at which time in
the development review process such as Subdivision Review, Site Plan Review or
Building Permit Review.
(d) Provisions of the TRC are activated by “shall” when required; “should” or “may” when
recommended or optional.
(e) Terms used throughout the TRC are defined in Section 4.0: Definitions. For those terms
not defined in Section 4.0: Definitions, definitions in various sections of the AHC shall
apply. For terms not defined in either section, they shall be accorded commonly
accepted meanings. In the event of conflict, the definitions of the TRC shall take
precedence.
(f) Where in conflict, numerical metrics shall take precedence over graphic metrics.
3.2 Relationship to other city ordinances
(a) For all properties zoned as provided in the TRC, the standards in this document shall
supersede standards under:
i. Commercial Design Standards under Chapter 13, of the AHC, as amended,
except as specifically referenced herein.
ii. Sign Standards under Chapter 12, as amended, except as specifically referenced
herein.
iii. Private Open Space Standards under Chapter 13, as amended, except as
specifically referenced herein.
iv. Subdivision Ordinance under Chapter 11, as amended, except as specifically
referenced herein.
(b) Development standards not addressed in this TRC shall be governed by the AHC, to
the extent the AHC standards are not in conflict with the TRC.
TCAAP Redevelopment Code
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448915v49 TW185-1
DRAFT January 16, 2015
Table 3-1: Applicability Matrix
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Type of Development
1) Commercial (retail, office, restaurant), lodging, mixed use building, apartment/multi-family building (3 or more units per lot),
and live-work units (more than one of the following may apply to one application based on the scope of the application)
a. New Construction All Sections of the TRC apply
b. Existing Building Remodel: Existing non-complying structures or sites may be repaired, maintained or altered provided that
such repair, maintenance, or alteration shall not create any new non-compliance of all or any part of such structure or site.
i. Change of Use/Expansion of Existing
Use (without expansion of conditioned
building area) (to a permitted or
conditional use in the designated
Zoning District)
c. Expansion of Existing Buildings (regardless
of size of expansion): Structures or sites
may be enlarged or expanded provided
that such enlargement shall not create any
new non-compliance of all or any part of
such structure or site. The TRC applicable
sections shall apply only to proposed
building expansions.
d. Expansion of parking area only (with or without a building or use expansion) (includes off-site or accessory parking)
i. Up to 10 spaces
ii. 11 or more additional spaces
e. Existing Signage
i. Refacing or changing a panel on an
existing sign
TCAAP Redevelopment Code
Page | 2
448915v49 TW185-1
DRAFT January 16, 2015
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Table 3-1 Continued
ii. Signs may be repaired, maintained,
altered, or replaced as allowed by
state law (M.S. 462.357, Subd. 1e)
provided that such repair,
maintenance, alteration, or
replacement shall not create any new
non-compliance, or expansion of any
existing nonconformity, of all or any
part of such a sign. (applies during sign
permit review only)
f. New sign or expansion of an existing
sign (applies during sign permit review
only)
2. Residential Buildings (single family detached, single-family attached, duplex buildings; 1 – 2 units per lot, manor homes; 3-4
units per building)
a. New construction
b. Change of Use (to a permitted or
conditional use in the designated Zoning
District)
c. Existing Building Remodels: Structures or
sites may be repaired, maintained or
altered provided that such repair,
maintenance, or alteration shall not
create any new non-compliance of all or
any part of such structure or site.
TCAAP Redevelopment Code
Page | 3
448915v49 TW185-1
DRAFT January 16, 2015
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Type of Development
Table 3-1 Continued
d. Expansion of existing use/structure
(building additions and new accessory
building/structure on the lot): Structures
or sites may be enlarged provided that
such enlargement shall not create any
new non-compliance of all or any part of
such structure or site. Standards in the
TRC applicable sections shall apply only
to the building expansions. It shall allow
addition of non- conditioned space such
as patios, porches, arcades, canopies,
private open space, recreational
amenities and courtyards/forecourts.
TCAAP Redevelopment Code
Page | 4
448915v49 TW185-1
DRAFT January 16, 2015
Table 3.2 Application Review Specific Matrix
Legend = Standards in this Section of the Code applies NA = Standards in this Section of the Code does not
apply
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Type Application Review
1. Subdivision Plan
Review (includes
revised plats)
2. Site Plan Review
3. Building Permit
Review *
= Applies for residential development only
*
= Applies during Sign Permit review only
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3.3 JDA Development Review Process
(a) Pre-submittal Meeting Required: All projects shall have a pre-submittal meeting with
the CommunityJDA Development staff prior to submitting the approved application
form for development in the Plan Area. At the pre-submittal meeting, the staff shall
provide information on the requirements for development and submittal within the
Plan Area, including related necessary City building permit and related final
construction approvals.
(b) Site Plan Required: A Site Plan shall be required for all proposed developments
within the Plan Area. Requirements for Site Plans are listed per Section XX of the AHC.
A site plan is reviewed by staff prior to preliminary plat submittal.
Figure 3-3: JDA Development Review Process
1. Pre-Submittal Meeting
2. Development Application including
Site Plan Submittal/Preliminary Plat
3. Application Meets TRC Standards-JDA
Approval
OR
4. Application requires Adjustments to
TRC
(a) Application meets Table 3.3
Criteria
(b) JDA Approval
OR
5. Application requires adjustments to TCAAP
Map, or Master Plan or TRC
(a) JDA determines project does not meet
standards as permitted by TRC and
Table 3.3 and denies application
(b) City consults with County and considers
Map, Master Plan or Text Change
amendment per JPA § 3.3
(c) City Council Approves Plan Amendment
or Text Change
(d) JDA Approves Project per TRC and Plan
or and/or Text Change Amendment
(c) JDA Review Generally: Projects that comply with all standards of the TRC and
projects that require Permitted Adjustments shall be processed by the Joint
Development Authority (JDA). The JDA shall review and consider projects which meet
all TRC standards as recommended by staff, with approval of such projects subject to
a majority vote of all the members of the JDA. Please refer to Figure 3-3
Development Review flow chart above for information on the development review
process. The JDA may amend its development review process at any time, subject to
any applicable requirements of the Joint Powers Agreement (the “JPA”).
(d) JDA Permitted Adjustments: The JDA may approve Permitted Adjustments per the
criteria set in Table 3-3 below, subject to a 3/5 vote of the JDA. The Permitted
Modification process may be used only to authorize a less restrictive standard and
may not be used to impose a higher standard than is established under the TRC on the
subject property. A Community Development staff report and recommendation is
required for the JDA to make a determination on a Permitted ModificationAdjustment.
Public notices shall be issued for all permitted ModificationPermitted Adjustment
hearings; however, such hearings may be combined with any other JDA hearing
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process, such as for consideration of approval of a project and its related
transactional documents.
(e) In reviewing any Permitted Adjustment request, the JDA shall use the following
criteria:the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;The goals, intent and vision of the adopted Regulating Plan Map and
TCAAP Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;The extent to which the proposal
fits the adjoining design context by providing appropriate building scale and
use transitions;
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;The extent to which the proposal
provides public benefits such as usable civic and open spaces, livable streets,
affordable housing, living wage jobs, structured and/or shared parking and
linkages to transit;
iv. The extent to which the proposal does not hinder future opportunities for higher
intensity development; andThe extent to which the proposal does not hinder future
opportunities for higher intensity development; and
v. Considerations of health and welfare to the general public.Considerations of
health and welfare to the general public.
vi. The extent to which the proposal provided a demonstration of advanced energy
resilience which may have an educational value.
(f) In reviewing any Permitted Adjustment, the JDA shall not grant flexibility for the
following:
i. Deviation from requirements of Section 5.0 (Schedule of Uses);
ii. Building height;
iii. Definitions included in Section 4.0 including density parameters for
residential land uses; and
iv. Clear height.
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Table 3-3: Permitted Adjustments Table
Code Standard Extent of Permitted
ModificationAdjustment Permitted
Criteria
1. Regulating Plan Map
a. Location of any
Required Street
(Town Center, Retail
Mixed-Use, Office
Mixed-Use, and
Neighborhood
Transition Districts)
Streets shall be on an urban grid system
with block faces (measured right-of-way
to right-of-way) no less than 200 feet
and no more than 400 feet. Block faces
may be adjusted no more than 50%.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. Pedestrian connectivity must be maintained
iv. JDA staff, City Community Development and Public
Works staff approval
b. Location of any
Required Street
(Neighborhood
District)
Streets shall be on a modified grid
pattern. Public physicalviews and view
access to open space areas are
required. The use of cul-de-sacs should
be minimized and must include
pedestrian connections from the cul-de-
sac to streets or open space located
behind private lots.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. JDA staff, City Community Development and Public
Works staff approval
c. Area of any
Required Open
Space
May be reduced by no more than 10%
i. Shall maintain the frontages required by the
Regulating Plan
ii. Shall include required amenities identified by the
City’s TCAAP Master Parks Plan
1. Building Form and Development Standards
a. Build to
zones/setbacks
No more than a 20% change in the
maximum or minimum setback applicable
or 6 feet whichever is greater.
1) Changes to the build-to-zones and setbacks may only
occur when there is cause by one or more of the
following:
i. A change to the street cross sections established in
Attachment 3; or
ii. Need to accommodate existing buildings and
structures on the lot that meet the overall intent and
vision for redevelopment in the Plan Area; or
iii. Need to accommodate other required modes of
transportation (transit, bike, pedestrian), storm
water drainage, water quality, or low impact
development (LID) elements on the site; or
iv. Need to accommodate overhead or underground
utilities and/or easements; or
v. Need to preserve existing heritage trees on the
property.
2) In no case shall the sidewalk be less than 8 feet in width
along the “Spine Road” and 6 feet in width along all
other streets when sidewalks will be publicly
maintained.
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3.4 Special Development Plan: The JDA may approve a Special Development Plan (SDP): The JDA
may approve an SDP for projects comprising 10 acres or more which require additional flexibility in the
application of the TRC not otherwise available under Table 3-3 above. JDA approval of a Special
Development Planan SDP is subject to a 4/5 vote of the JDA. The Special Development PlanSDP process
may be used only to authorize a less restrictive standard and may not be used to impose a higher
standard than is established under the TRC on the subject property. A Community Development staff report
and recommendation is required for the JDA to make a determination on a Special Development Plan.
b. Building Frontage
No more than a 15% reduction in the
required building frontage (applicable
in the designated zoning district) along
each block or subject lot with Pedestrian
Priority Frontage designation or no more
than a 25% reduction in the required
building frontage (applicable in the
designated zoning district) along each
block or subject lot of a Pedestrian-
Friendly Frontage designation.
Any reduction in the required building frontage shall be to
address one or more of the following:
i. To accommodate porte-cocheres for drop-off and
pick-up; or
ii. To accommodate existing buildings and site
elements; or
iii. To accommodate other required transit, bike and
pedestrian related, storm water drainage, water
quality, or low impact development (LID) elements
on the site.
Parking garages and porte-cocheres are
allowed along Pedestrian Priority
Frontage and Pedestrian-Friendly streets
per authorization from the JDA.
Allowed when necessary for building design.
c. Corner Lot Building
Frontage
Reduction of building frontage
requirements for lots with two or more
Pedestrian Priority frontages (applicable
Frontage Standard for the zoning district
of the subject corner lot)
Frontage requirement along one Pedestrian Priority
designated frontage may be replaced with the
corresponding standard for Pedestrian-Friendly frontage
designation instead. In determining which Pedestrian
Priority frontage may be changed to a Pedestrian-Friendly
frontage, precedence shall be given to matching any
existing building Pedestrian Priority frontages of adjoining
blocks or lots on either side of the street.
Reduction of building frontage
requirements for lots with two or more
Pedestrian-Friendly frontages
(applicable Frontage Standards for the
designated zoning district of the subject
corner lot)
Frontage requirement along one Pedestrian-Friendly
designated frontage may be replaced with the
corresponding standard for General frontage designation
instead. In determining which Pedestrian-Friendly frontage
may be changed to a General frontage, precedence shall
be given to matching any existing building Pedestrian-
Friendly frontages of adjoining blocks or lots on either side
of the street.
d. Sidewalk and
Streetscape
standards
Sidewalks, street tree planting, street
lighting, and other streetscape standards
may be adjusted based on the
development context and street cross
section.
Any changes to the streetscape standards shall be based
on specific development context such as existing vegetation,
natural features, drainage, and fire access and is subject to
approval by the JDA.
e. Required Parking
Spaces
Reduction in the number of required
parking spaces
Reduction in the number of parking spaces shall be based
on one or more of the following:
i. A shared parking plan for parking within 1,320 feet
of the subject property; or
ii. A parking study for the uses proposed on the site;
or
iii. A combination of the above
2. Other
a. Any other numerical
standard in the code
A modification up to 10% (increase or
decrease)
ii. A modification of a numerical standard is needed to
accommodate existing conditions.
iii. The proposed development still meets the intent of
the CodetheTRC.
b. Phased
Developments
Deferment of building frontage
standards
i. Phased developments may defer building frontage
requirements as long as they meet the build-to-zone
and parking setback requirements
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448915v49 TW185-1
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Public notices shall be issued for all Permitted ModificationSDP hearings; however, such hearings may be
combined with any other JDA hearing process, such as for consideration of approval of a project and its
related transactional documents.
(a) In reviewing any Special Development Plan, the JDA shall use the following
criteria:SDP, the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
vi. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
vii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
iv. The extent to which the proposal does not hinder future opportunities for higher
intensity development;
viii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
v. Considerations of health and welfare to the general public; and
ix. The extent to which the proposal does not hinder future opportunities for higher
intensity development; and
vi. The extent to which the proposal provided a demonstration of advanced energy
resilience which may have an educational value.
x. Considerations of health and welfare to the general public.
(b) In no circumstance shall the JDA approve Special Development Plan which results
in:reviewing any SDP, the JDA shall not grant flexibility for the following:
DO WE NEED THIS SECTION, IF SO DO WE NEED STANDARDS HERE??
i. Deviation from requirements of Section 5.0 (Schedule of Uses);
ii. Building height; and
iii. Definitions included in Section 4.0 including density parameters for residential
land uses; and
iv. Clear height.
(c) Special Development Plan Submittal:
a. Applicant shall meet with JDA Development staff to clarify and determine SDP
requirements and discuss applicant's development concept.
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448915v49 TW185-1
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b. Applicant shall submit SDP Concept Plan to JDA Development staff.
c. Applicant is encouraged to have community meetings where appropriate (Optional).
d. Applicant shall submit SDP Master Plan to JDA Development staff.
e. JDA conducts public hearing(s) on the SDP Master Plan and takes action on the SDP
Master Plan.
f. The SDP Master Plan, as approved, including all applicable documents, is adopted
as the governing development plan for the SDP property.
g. Applicant submits Final SDP Plan for elements that are to be developed imminently.
A Final SDP Plan will be submitted for each stage of development and construction.
h. JDA reviews Final SDP Plan and takes action on the Final SDP Plan.
i. Applicant applies for all necessary permits to begin construction.
3.5. TCAAP Regulating Plan Map and TCAAP Master Plan Modifications: Upon denial by the
JDA of an application which requires an amendment to the TCAAP Regulating Plan Map (the
“Map”) and/or the TCAAP Master Plan (individually or collectively a “Plan Amendment”), or
a modification of the text of the TRC (“Text Change)”, or where the applicant has requested
such a change, the application shall be referred by the JDA to the City Council for its
consideration. A Community Development staff report and recommendation is required for
a Plan Amendment or Text Change request to be heard by City Council. Public notices shall
be issued for all Plan Amendment or Text Change hearings. The City Council shall consult
with County in the Council’s consideration, approval or denial of a Plan Amendment or Text
Change as required by § 3.0 of JPA.
i. If the City Council approves the Plan Amendment or Text Change, the JDA shall
consider the application, as amended pursuant to such approval.
ii. A proposed denial of a Plan Amendment or Text Change by City Council shall not
be delivered to JDA and such decision shall constitute final denial of the
application.
iii. Upon such final denial of a Plan Modification or Text Change, the applicant may
reapply to the JDA to seek JDA approval of a revised project meeting the
requirements of the TRC, or a revised project requiring a Permitted Adjustment
consistent with Table 3-3.
3.6 Plat Approval: The TRC incorporates by reference Chapter 11 of the AHC for plat
approval for the purpose of design review, subject to the requirements for public
infrastructure per the TRC. This process includes City approval of grading/erosion control
plan and utilities plan.
3.7 Hearing Requirements. The JDA shall conduct public hearings for consideration of all
development applications for the Plan Area. A notice of the time, place and purpose of the
hearing shall be published in the official newspaper of the City at least ten days prior to the
day of the hearing. In addition, JDA action on subdivision requests in the Plan Area shall be
governed by Minnesota Statutes 462.358.
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TCAAP Redevelopment Code
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4.0 Definitions
Many terms used in this document are defined in the AHC, Chapters 1 and 13. Definitions are only
included here if not defined in the AHC, or if the definition for this document differs from the AHC.
In case of a conflict between the definitions under this Section and the AHC, Chapters 1 and 13,
the definitions in this section shall supersede.
A
Arcade
A portion of the main façade of the building that is at or near the property line and a
colonnade supports the upper floors of the building. Arcades are intended for buildings with
ground floor commercial or retail uses and the arcade may be one or two stories. The ground
floor area within the arcade may be conditioned or non-conditioned space.
Images of Arcade Buildings
B
Build-to Zone (BTZ)
The area between the minimum and maximum front setbacks from the property line. The
principal building façade line shall be located within this area.
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TCAAP Redevelopment Code
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Illustration indicating
the location of the
build-to zone relative
to the minimum and
maximum setbacks and
the building façade line
Building and Site Development Standards
The standards established for each Zoning District including but not limited to building
placement, building height, parking, service access, and other functional design standards.
Building Façade Line
The location of the vertical plane of a building along a street frontage.
Section View – Gallery Building Section View – Arcade Building
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TCAAP Redevelopment Code
Page | 19
Plan View
Building Façade Line Illustrations
Building Frontage
The percentage of a building’s façade line that is required to be located within the Build-to
Zone (BTZ) as a proportion of the lot’s width along the fronting public street. Required stairs
to access entrances, parks, plazas, squares, improved forecourts, and pedestrian breezeway
frontages shall count towards the required building frontage.
Image showing Building Frontage
calculation
DRAFT January 15, 2015
TCAAP Redevelopment Code
Page | 20
Building Step-Back
Building step-back is the setting back of the building façade line away from the street at a
specific floor or height.
Illustration of a Building Step-Back
C D
Clear Height
The distance from the top of the finished floor to the bottom of the finished ceiling in portions
of commercial buildings used for warehousing or manufacturing.
Complete Street
A complete street is a transportation policy and design approach that requires streets to be
planned, designed, operated, and maintained to enable safe, convenient and comfortable
travel and access for users of all ages and abilities regardless of their mode of transportation.
Cottage/Patio Home
The Cottage or Patio Home building type consists of small, one and two-story single-family
detached residential units that are built close to the street and each other. They are typically
sideyard/zero lot line homes with a small yard or patio space. This type of building enables
appropriate infill residential within existing neighborhoods and is important for providing a
broad choice of housing types and promoting walkability.
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TCAAP Redevelopment Code
Page | 21
Image of a Cottage or Patio Home
Cottage Court
The Cottage Court building type consists of a series of small, detached structures, providing
multiple units arranged to define a shared court that is typically perpendicular to the street.
The shared court takes the place of a private rear yard and becomes an important
community-enhancing element. This type is appropriately-scaled to fit as transitions between
single-family neighborhoods and commercial corridors. It enables appropriately-scaled, well-
designed infill residential and is important for providing a broad choice of housing types and
promoting walkability.
Image of a Cottage Court
E
Encroachment
Any structural or non-structural element such as a sign, awning, canopy, terrace or balcony that
breaks the plane of a vertical or horizontal regulatory limit, extending into a setback, into the
public right-of-way, or above a height limit.
F
Façade Area
The surface area of a building’s elevation (including all floors) not counting minor indentations
fronting a particular street. Ground floor façade area is the surface area of a building’s
ground floor elevation not counting minor indentations fronting a particular street. Upper floor
façade area is the surface area of a building’s upper floor elevations not counting minor
indentations fronting a particular street.
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TCAAP Redevelopment Code
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G H I
Gallery
A roofed promenade or canopy, especially one extending along the wall of a building and
supported by arches or columns on the outer side. The gallery space is unenclosed (non-
conditioned) space and may be two (2) or more stories tall.
Illustration of a Gallery
Gross Density
The number of residential dwelling units per acre of a given land area, including public rights-
of-way but excluding publicly-owned recreation areas or open space.
J K
J-Swing Garage
A home with a driveway that loads from the primary street and swings into the side of the
home to enter the garage. Two of these homes side-by-side, should share a driveway or a
curb-cut to driveways and have garages facing each other.
Images of a home with a J-Swing Garage from the front and side of home.
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TCAAP Redevelopment Code
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L
Large Multi-Family
A building containing more than fifty residential units which may include apartments or
condominiums.
Live-Work Unit
A dwelling unit that is also used for work purposes, provided that the ‘work’ component is
restricted to the uses of professional office, artist’s workshop, studio or other similar use and is
located on the street level and constructed as a separate unit under a condominium regime or
as a single unit. The ‘live’ component may be located on the street level (behind the work
component) or any other level of the building. Live-work unit is distinguished from a home
occupation otherwise defined by the AHC in that the work use is not required to be incidental
to the dwelling unit; non-resident employees may be present on the premises and customers
may be served on site.
M
Manor Home/Multi-Unit House
A multi-unit building (3 to 8 units) that is designed to appear as a large home from the
exterior, but functions as a multi-unit building on the interior. Manor Homes have one main
front door for the building, but may also have side and rear entries. Parking is accessed from
an alley or a driveway to the rear of the lot. Parking does not face a public right-of-way.
Image of Manor Home
Medium Multi-Family Use
A building containing nine to fifty multi-family units which may include stacked flats,
apartments, or condominiums.
Mixed-Use Building
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TCAAP Redevelopment Code
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A building that includes a combination of commercial, cultural, institutional, or light industrial
uses inside a single structure. Residential uses are not permitted within mixed-use buildings.
N
Neighborhood High Density
Single family or small multi-family uses developed at a minimum gross density of no less than
four (4) units per acre and a maximum gross density of no greater than six (6) units per acre.
Neighborhood Low Density
Single family use developed at a gross density of no greater than two (2) units per acre.
Neighborhood Medium Density
Single family or small multi-family uses developed at a minimum gross density of no less than
two (2) units per acre and a maximum gross density of no greater than four (4) units per acre.
Numerical Standard
Any standard that has a numerical limit (minimums and maximums) or value as established
within both the text and graphic standards of the TRC.
O
Open Space
A publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens,
playgrounds, squares, etc. provided to meet the standards in Section 9.0 of this Code. Open
Space may be privately or publicly owned and/or maintained.
P Q
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.
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TCAAP Redevelopment Code
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Illustration of a parking setback line
Perimeter Frontage
The measurement of the proportion of public street frontage of the total exterior perimeter of
a park or open space area.
Illustration showing how Perimeter
Frontage is calculated for Open Space
along a Public Street
Permitted Adjustment
A requested modification to TRC zoning district standards per the Permitted Adjustment
provision of Section 3.0. The JDA shall have the authority to 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.
Private Common Open Space
A privately owned outdoor or unenclosed area, located on the ground or on a terrace, deck,
porch, or roof, designed and accessible for outdoor gathering, recreation, and landscaping
and intended for use by the residents, employees, and/or visitors to the development. This
may or may not be accessible to the public, but shall be maintained privately.
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TCAAP Redevelopment Code
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Property Line
A line dividing one lot or property from another or from a right-of-way.
R
Residential Use Building
Means a building that is built to accommodate only residential uses on all floors of the building
such as a detached single-family home, attached single-family home (i.e., townhome), two
family home (i.e. duplex), Manor Home (3 to 8 units), apartment building (under single
ownership or under multiple owners within a condominium regime).
Right-of-Way
An area dedicated to public use for vehicular and bicycle movement. Pedestrian facilities,
public utilities, and private utilities may be accommodated within the right-of-way or outside
of the right-of-way within public easements on private property.
Right-of-Way Line
The lines that form the boundary of a publicly-owned right-of-way.
S
Service-Related Uses
All uses that support the principal use on the lot including parking access, garbage/trash
collection, utility meters and equipment, loading/unloading areas and similar uses.
Setback
The minimum distance by which any building or structure must be separated from a right-of-
way or property line.
Single Family Use
A building containing one or two primary living units and which may include twin homes,
detached townhomes and cottage/patio homes.
Small Lot Single Family
A single-family residential lot that measures less than fifty (50) feet wide.
Image of a Small Lot Single
Family
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TCAAP Redevelopment Code
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Small Multi-Family Use
A building containing three to eight residential units and which may include townhomes, row
homes, manor homes/multi-unit houses, stacked flats, or triplexes/quadplexes.
Small Retail or Office Building
The Small Retail/Office Building is a commercial building that is generally located at street
intersections or as transitions between higher intensity commercial uses and lower intensity
residential uses. The ground floor space can be used for office, personal service or retail uses.
It is especially appropriate for incubating neighborhood-serving retail and service uses and
allowing some adjoining streets and multi-modal corridors to expand as the market demands.
Stacked Flats
Stacked flats building type is a medium-sized structure that consists of less than 12 side-by-
side and/or stacked dwelling units, typically with one shared entry. This type of building can
include a courtyard apartment. This type is appropriately-scaled to fit within medium-density
neighborhoods or as transitions between neighborhoods and commercial corridors. This type
enables appropriately-scaled, well-designed infill residential and is important for providing a
broad choice of housing types and promoting walkability.
Image of a Stacked Flat
Street Frontage Designation
As identified on the Regulating Plan, existing and recommended streets in the TRC area are
designated as Pedestrian Priority, Pedestrian-Friendly or General Streets. Each frontage
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.
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Image of a combination masonry
and living street screen
Street Wall
Indicates the creation of a “wall” or a sense of enclosure along the street with buildings placed
immediately adjacent to the street/sidewalk. A street wall has a “void” if there is a surface
parking lot or service area adjacent to the sidewalk/street.
T U V W X Y Z
TCAAP Natural Resources Corridor
The Natural Resources Corridor within the TCAAP Site Redevelopment will be designed with
the goal of maximizing compatibility and functionality of regional storm water, wetland
mitigation, the Rice Creek re-meander, floodplain restoration, and groundwater requirements.
An additional goal is to provide visual and active and passive recreational features to support
adjacent land uses.
TCAAP Redevelopment Regulating Plan (Regulating Plan)
The official Zoning Map for the TRC Plan Area. The Regulating Plan graphically depicts
development standards including Zoning Districts, Street Designations and Special
Requirement(s) applicable to properties within the TRC Plan Area.
Townhouse/Rowhouse
The Townhouse or Rowhouse is a small- to medium-sized typically attached structure that
consists of 3–8 houses attached horizontally, not stacked vertically. This type of residential
building is typically located in a location that transitions from a single-family neighborhood
into a commercial corridor. This type of building enables appropriately-scaled, well-designed
residential infill and is important for providing a broad choice of housing types and promoting
walkability. A townhouse/rowhouse is a single structure and does not require adjacent
townhomes/rowhomes to maintain stability.
Transition Medium Density
Single family or multi-family uses developed at a minimum gross density of no less than six (6)
units per acre and a maximum gross density of no greater than nine (9) units per acre.
Transition High Density
Single family or multi-family uses developed at a minimum gross density of no less than nine
(9) units per acre and a maximum gross density of no greater than twelve (12) units per acre.
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Triplex/Quadplex
A Triplex/Quadplex building is a medium-sized attached structure that consists of 3–4 houses
placed side-by-side and/or stacked dwelling units. This type of residential building is typically
located in a location that transitions from a primarily single-family neighborhood into a
commercial corridor. This building type enables appropriately-scaled, well-designed
residential infill and is important for providing a broad choice of housing types and promoting
walkability.
Image of a Triplex/Quadplex
Twin Home
The Twin Home, also known as a duplex, is a small- to medium-sized structure that consists of
two side-by-side or stacked dwelling units, both facing the street, and within a single building
structure. This type has the appearance of a medium to large single-family home and is
appropriately-scaled to fit within primarily single-family neighborhoods or medium-density
neighborhoods. It enables appropriately-scaled, well-designed residential infill and is
important for providing a broad choice of housing types and promoting walkability.
Image of a Twin Home
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4.0 Definitions
Many terms used in this document are defined in the AHC, Chapters 1 and 13. Definitions are only
included here if not defined in the AHC, or if the definition for this document differs from the AHC.
In case of a conflict between the definitions under this Section and the AHC, Chapters 1 and 13,
the definitions in this section shall supersede.
A
Arcade
A portion of the main façade of the building that is at or near the property line and a
colonnade supports the upper floors of the building. Arcades are intended for buildings with
ground floor commercial or retail uses and the arcade may be one or two stories. The ground
floor area within the arcade may be conditioned or non-conditioned space.
Images of Arcade Buildings
B
Build-to Zone (BTZ)
The area between the minimum and maximum front setbacks from the property line. The
principal building façade line shall be located within this area.
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Illustration indicating
the location of the
build-to zone relative
to the minimum and
maximum setbacks and
the building façade line
Building and Site Development Standards
The standards established for each Zoning District including but not limited to building
placement, building height, parking, service access, and other functional design standards.
Building Façade Line
The location of the vertical plane of a building along a street frontage.
Section View – Gallery Building Section View – Arcade Building
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Plan View
Building Façade Line Illustrations
Building Frontage
The percentage of a building’s façade line that is required to be located within the Build-to
Zone (BTZ) as a proportion of the lot’s width along the fronting public street. Required stairs
to access entrances, parks, plazas, squares, improved forecourts, and pedestrian breezeway
frontages shall count towards the required building frontage.
Image showing Building Frontage
calculation
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Building Step-Back
Building step-back is the setting back of the building façade line away from the street at a
specific floor or height.
Illustration of a Building Step-Back
C D
Clear Height
The distance from the top of the finished floor to the bottom of the finished ceiling in portions
of commercial buildings used for storage,warehousing or manufacturing., or distribution.
Commercial Use or Mixed-Use Building
A building in which at least the ground floor of the building is built to Commercial Ready standards and
any of the floors are occupied by non-residential or residential uses.
Complete Street
A complete street is a transportation policy and design approach that requires streets to be
planned, designed, operated, and maintained to enable safe, convenient and comfortable
travel and access for users of all ages and abilities regardless of their mode of transportation.
Cottage/Patio Home
The Cottage or Patio Home building type consists of small, one and two-story single-family
detached residential units that are built close to the street and each other. They are typically
sideyard/zero lot line homes with a small yard or patio space. This type of building enables
appropriate infill residential within existing neighborhoods and is important for providing a
broad choice of housing types and promoting walkability.
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Image of a Cottage or Patio Home
Cottage Court
The Cottage Court building type consists of a series of small, detached structures, providing
multiple units arranged to define a shared court that is typically perpendicular to the street.
The shared court takes the place of a private rear yard and becomes an important
community-enhancing element. This type is appropriately-scaled to fit as transitions between
single-family neighborhoods and commercial corridors. It enables appropriately-scaled, well-
designed infill residential and is important for providing a broad choice of housing types and
promoting walkability.
Image of a Cottage Court
E
Encroachment
Any structural or non-structural element such as a sign, awning, canopy, terrace or balcony that
breaks the plane of a vertical or horizontal regulatory limit, extending into a setback, into the
public right-of-way, or above a height limit.
F
Façade Area
The surface area of a building’s elevation (including all floors) not counting minor indentations
fronting a particular street. Ground floor façade area is the surface area of a building’s
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ground floor elevation not counting minor indentations fronting a particular street. Upper floor
façade area is the surface area of a building’s upper floor elevations not counting minor
indentations fronting a particular street.
G H I J K
Gallery
A roofed promenade or canopy, especially one extending along the wall of a building and
supported by arches or columns on the outer side. The gallery space is unenclosed (non-
conditioned) space and may be two (2) or more stories tall.
Illustration of a Gallery
Gross Density
The number of residential dwelling units per acre of a given land area, including public rights-
of-way but excluding publicly-owned recreation areas or open space.
J K
Group Home
A home or structure and houses a group of more than four (4) persons, some or all of whom
are not related by blood, marriage or adoption, living together and maintaining a common
household.
J-Swing Garage
A home with a driveway that loads from the primary street and swings into the side of the
home to enter the garage. Two of these homes side-by-side, should share a driveway or a
curb-cut to driveways and have garages facing each other.
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Images of a home with a J-Swing Garage from the front and side of home.
L
Large Multi-Family
A building containing more than fifty residential units which may include apartments or
condominiums.
Live-Work Unit
A dwelling unit that is also used for work purposes, provided that the ‘work’ component is
restricted to the uses of professional office, artist’s workshop, studio or other similar use and is
located on the street level and constructed as a separate unit under a condominium regime or
as a single unit. The ‘live’ component may be located on the street level (behind the work
component) or any other level of the building. Live-work unit is distinguished from a home
occupation otherwise defined by the AHC in that the work use is not required to be incidental
to the dwelling unit; non-resident employees may be present on the premises and customers
may be served on site.
Large Multi-Family
A building containing more than fifty residential units which may include apartments or condominiums.
M
Major Modifications
Any modifications to the standards of the TRC beyond those authorized under Permitted
Adjustments in Section 3.3 may only be approved by the City Council.
Manor Home/Multi-Unit House
A multi-unit building (2 3 to 8 units) that is designed to appear as a large home from the
exterior, but functions as a multi-unit building on the interior. Manor Homes have one main
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front door for the building, but may also have side and rear entries. Parking is accessed from
an alley or a driveway to the rear of the lot. Parking does not face a public right-of-way.
Image of Manor Home
Medium Multi-Family Use
A building containing nine to fifty multi-family units which may include stacked flats,
apartments, or condominiums.
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.building
that includes a combination of commercial, cultural, institutional, or light industrial uses inside a
single structure. Residential uses are not permitted within mixed-use buildings.
N
Neighborhood High Density
Single family or small multi-family uses developed at a minimum gross density of no less than
four (4) units per acre and a maximum gross density of no greater than six (6) units per acre.
Neighborhood Low Density
Single family use developed at a gross density of no greater than two (2) units per acre.
Neighborhood Medium Density
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Single family or small multi-family uses developed at a minimum gross density of no less than
two (2) units per acre and a maximum gross density of no greater than four (4) units per acre.
Numerical Standard
Any standard that has a numerical limit (minimums and maximums) or value as established
within both the text and graphic standards of the TRC.
O
Open Space
A publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens,
playgrounds, squares, etc. provided to meet the standards in Section 9.0 of this Code. Open
Space may be privately or publicly owned and/or maintained.
P Q
Parking Setback Line
The distance that any surface parking lot is to be set back from either the principal building
façade line or property line along any street frontage (depending on the specific standard in
the Zoning District). Surface parking may be located anywhere behind the parking setback
line on the property.
Illustration of a parking setback line
Perimeter Frontage
The measurement of the proportion of public street frontage of the total exterior perimeter of
a park or open space area.
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Illustration showing how Perimeter
Frontage is calculated for Open Space
along a Public Street
Permitted Adjustment
A requested modification to TRC zoning district standards per the Permitted Adjustment
provision of Section 3.0: Administration. The JDA shall have the authority to administratively
approve a request for a Permitted Adjustment.
Primary Entrance
The public entrance located along the front of a building facing a street or sidewalk that
provides access from the public sidewalk to the building. It is different from a secondary
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.
Private Common Open Space
A privately owned outdoor or unenclosed area, located on the ground or on a terrace, deck,
porch, or roof, designed and accessible for outdoor gathering, recreation, and landscaping
and intended for use by the residents, employees, and/or visitors to the development. This
may or may not be accessible to the public, but shall be maintained privately.
Property Line
A line dividing one lot or property from another or from a right-of-way.
R
Residential Use Building
Means a building that is built to accommodate only residential uses on all floors of the building
such as a detached single-family home, attached single-family home (i.e., townhome), two
family home (i.e. duplex), Manor Home (3 to 8 units), apartment building (under single
ownership or under multiple owners within a condominium regime).
Right-of-Way
An area dedicated to public use for vehicular and bicycle movement. Pedestrian facilities,
public utilities, and private utilities may be accommodated within the right-of-way or outside
of the right-of-way within public easements on private property.
Right-of-Way Line
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The lines that form the boundary of a publicly-owned right-of-way.
S
Service-Related Uses
All uses that support the principal use on the lot including parking access, garbage/trash
collection, utility meters and equipment, loading/unloading areas and similar uses.
Setback
The minimum distance by which any building or structure must be separated from a right-of-
way or property line.
Single Family Use
A building containing one or two primary living units and which may include twin homes,
detached townhomes and cottage/patio homes.
Small Lot Single Family
A single-family residential lot that measures less than fifty (50) feet wide.
Image of a Small Lot Single
Family
Small Multi-Family Use
A building containing three to eight residential units and which may include townhomes, row
homes, manor homes/multi-unit houses, stacked flats, or triplexes/quadplexes.
Small Retail or Office Building
The Small Retail/Office Building is a commercial building that is generally located at street
intersections or as transitions between higher intensity commercial uses and lower intensity
residential uses. The ground floor space can be used for residential, office, personal service
or retail uses. Residential uses may or may not be located within the building. It is especially
appropriate for incubating neighborhood-serving retail and service uses and allowing some
adjoining streets and multi-modal corridors to expand as the market demands.
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Stacked Flats
Stacked flats building type is a medium-sized structure that consists of less than 12 side-by-
side and/or stacked dwelling units, typically with one shared entry. This type of building can
include a courtyard apartment. This type is appropriately-scaled to fit within medium-density
neighborhoods or as transitions between neighborhoods and commercial corridors. This type
enables appropriately-scaled, well-designed infill residential and is important for providing a
broad choice of housing types and promoting walkability.
Image of a Stacked Flat
Street Frontage Designation
As identified on the Regulating Plan, existing and recommended streets in the TRC area are
designated as Pedestrian Priority, Pedestrian-Friendly or General Streets. Each frontage
designation establishes a certain development context in order to improve walkability and
pedestrian orientation within the TRC Plan Area.
Street Screen
A freestanding wall or living fence or combination fence built along the frontage line or in line
with the building façade along the street. It may mask a parking lot or a loading/service area
from view or provide privacy to a side yard and/or strengthen the spatial definition of the
public realm.
Image of a combination masonry
and living street screen
Street Wall
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Indicates the creation of a “wall” or a sense of enclosure along the street with buildings placed
immediately adjacent to the street/sidewalk. A street wall has a “void” if there is a surface
parking lot or service area adjacent to the sidewalk/street.
T U V W X Y Z
TCAAP Natural Resources Corridor
The Natural Resources Corridor within the TCAAP Site Redevelopment will be designed with
the goal of maximizing compatibility and functionality of regional storm water, wetland
mitigation, the Rice Creek re-meander, floodplain restoration, and groundwater requirements.
An additional goal is to provide visual and active and passive recreational features to support
adjacent land uses.
TCAAP Redevelopment Regulating Plan (Regulating Plan)
The official Zoning Map for the TRC Plan Area. The Regulating Plan graphically depicts
development standards including Zoning Districts, Street Designations and Special
Requirement(s) applicable to properties within the TRC Plan Area.
Townhouse/Rowhouse
The Townhouse or Rowhouse is a small- to medium-sized typically attached structure that
consists of 23–8 houses attached horizontally, not stacked vertically. This type of residential
building is typically located in a location that transitions from a single-family neighborhood
into a commercial corridor. This type of building enables appropriately-scaled, well-designed
residential infill and is important for providing a broad choice of housing types and promoting
walkability. A townhouse/rowhouse is a single structure and does not require adjacent
townhomes/rowhomes to maintain stability.
Transition Medium Density
Single family or multi-family uses developed at a minimum gross density of no less than six (6)
units per acre and a maximum gross density of no greater than nine (9) units per acre.
Transition High Density
Single family or multi-family uses developed at a minimum gross density of no less than nine
(9) units per acre and a maximum gross density of no greater than twelve (12) units per acre.
Triplex/Quadplex
A Triplex/Quadplex building is a medium-sized attached structure that consists of 3–4 houses
placed side-by-side and/or stacked dwelling units. This type of residential building is typically
located in a location that transitions from a primarily single-family neighborhood into a
commercial corridor. This building type enables appropriately-scaled, well-designed
residential infill and is important for providing a broad choice of housing types and promoting
walkability.
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Image of a Triplex/Quadplex
Twin Home
The Twin Home, also known as a duplex, is a small- to medium-sized structure that consists of
two side-by-side or stacked dwelling units, both facing the street, and within a single building
structure. This type has the appearance of a medium to large single-family home and is
appropriately-scaled to fit within primarily single-family neighborhoods or medium-density
neighborhoods. It enables appropriately-scaled, well-designed residential infill and is
important for providing a broad choice of housing types and promoting walkability.
Image of a Twin Home
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5.0 Schedule of Permitted Uses
5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1).
Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
Ca
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f
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Ne
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h
b
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o
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d
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
Residential Uses
Bed & Breakfast -- P -- -- -- P P P/C P/C P/C See Table 5-2
Home Occupation: Class I -- A -- -- -- A A A A A
Large Multi-Family -- P -- -- -- -- -- -- -- --
Live/Work -- P -- -- -- P P -- -- --
Medium Multi-Family -- P -- -- -- P P -- -- --
Nursing Home and Assisted
Living -- P -- -- -- P/C P/C -- P/C P/C See Table 5-2
Residential Facility -- P/C -- -- -- P/C P/C P/C P/C P/C See Table 5-2
Senior Independent Living -- P -- -- -- P/C P/C -- P/C P/C See Table 5-2
Single Family -- -- -- -- -- P P P P P
Small Lot SF Residential -- -- -- -- -- P P -- P P
Small Multi-Family -- -- -- -- -- P P -- P/C P/C See Table 5-2
Commercial Uses
Automotive Washing -- -- P/C P/C P/C -- -- See Table 5-2
Brewpub -- P P P P -- --
Business service P P P P P -- --
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* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
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, -- P -- P -- -- --
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Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
Ca
m
p
u
s
Co
m
m
e
r
c
i
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l
To
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C
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Of
f
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Mi
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d
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Mi
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d
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Tr
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Ne
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h
b
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h
o
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d
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
self-service laundry
Financial Institution &
service P P P P P P* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
Food Preparation P P P P P P --
Hotel/ motel P P P P P -- --
Microbrewery -- P -- P P -- --
Microdistillery -- P -- P P -- --
Mortuary, funeral home -- -- -- -- P/C -- -- See Table 5-2
Office P P P P* P P** --
* As part of a mixed-
use building that
includes retail on the
ground floor
** Less than 5,000
sq. ft. in
Neighborhood
Transition District
Pawn shop -- -- -- -- P* -- --
* May not be located
within 5,280 feet of
another pawn shop
service use
Personal services A P P P P P* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
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* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
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
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Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
Ca
m
p
u
s
Co
m
m
e
r
c
i
a
l
To
w
n
C
e
n
t
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r
Of
f
i
c
e
Mi
x
e
d
-
U
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Re
t
a
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l
Mi
x
e
d
-
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Fl
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f
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Ne
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b
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o
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d
Tr
a
n
s
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t
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o
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Ne
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g
h
b
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r
h
o
o
d
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
Vehicle – motorized,
service -- -- P/C P/C P/C -- -- See Table 5-2
Civic Uses
Antenna, Dish or Tower P* P* P* P* P* P* --
* Located on top of a
building or
architectural
component only
Club or lodge (non-profit) -- P P P P -- --
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: Class I
P/C -- -- -- P/C -- -- Warehousing
permitted as an
accessory use
Manufacturing &
processing: Class II
-- -- -- -- -- -- --
Utility Substation
P* -- -- -- P* -- -- *Equipment shall be
screened to not be
seen from any public
right of way and
shall not be placed in
the front of any
parcel
Warehousing A/C -- -- -- A/C -- --
Other Uses
Adult-Oriented Businesses -- -- -- -- -- -- --
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TCAAP Redevelopment Code
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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 Zoning District Location & Design Criteria
Residential Uses
Bed & Breakfast Neighborhood
i. 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.
Nursing Home and Assisted
Living
Senior Independent Living
Neighborhood Transition
Neighborhood
i. Homes shall be designed as either a collective of single-family or
duplex homes to fit the scale of the surrounding development.
ii. These homes may also be mixed with mixed-generational housing.
Residential Facility
Town Center
Neighborhood Transition
Neighborhood
i. Residential Facility shall be licensed by the State of Minnesota; and
ii. Residential Facility shall serve no more than sixteen (16) residents at
any given time.
Small Multi-Family Neighborhood
i.Parking shall be placed against an alley or in the rear of the lot and
be screened from the public right-of-way.
ii. Entrances to units that are not accessible from the front entries may
have access from the rear or the side of the building.
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 10 for standards).
Service Station Retail Mixed-Use
Flex Office
Commercial Off-Street Parking
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
Neighborhood Transition
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.
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.
Industrial Uses
Manufacturing and Processing:
Class I
Campus Commercial
Flex Office
For buildings where manufacturing and processing are a principal or
accessory use, a minimum of 30 percent of the gross building square
footage must be in office use.
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 10 for standards).
Warehousing Campus Commercial
Flex Office
For buildings where warehousing is an accessory use, a minimum of 30
percent of the gross building square footage must be in office use.
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TCAAP Redevelopment Code
Page | 31
5.0 Schedule of Permitted Uses
5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1).
Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
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Tr
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s
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t
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n
Ne
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g
h
b
o
r
h
o
o
d
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
Residential Uses
Bed & Breakfast -- P -- -- -- P P P/C P/C P/C
See Table 5-2*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.
Home Occupation: Class I -- A A-- A-- A-- A A A A A
Large Multi-Family -- P P/C-- P/C-- -- -- -- -- -- --
Live/Work -- P -- -- -- P P -- -- --
Medium Multi-Family -- P -- -- -- P P -- -- --
Nursing Home and
aAssisted lLiving -- P/C P/C-- P/C-- -- P/C P/C -- P/C P/C See Table 5-2
Residential Facility -- P/C -- -- -- P/C P/C P/C P/C P/C See Table 5-2
Nursing Home and assisted
livingSenior Independent
Living
-- P/C P/C-- P/C-- -- P/C P/C -- P/C P/C See Table 5-2
Single Family -- -- -- -- -- P P P P P
Small Lot SF Residential -- -- -- -- -- P P -- P P
Small Multi-Family -- -- -- -- -- P P -- P/C P/C See Table 5-2
Commercial Uses
Automotive Washing -- -- P/C P/C P/C -- -- See Table 5-2
Brewpub -- P P P P -- --
Business service P P P P P -- -- * Less than 5,000 sq.
ft. in the Civic Zone
Clinic, medical office P P P P P -- --
Club, sports & fitness -- P P P P -- --
Cocktail Lounge -- P -- P -- -- --
Commercial Off-Street
Parking
P/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 -- --
DRAFT January 15, 2015January 7, 2015January 5, 2015
TCAAP Redevelopment Code
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Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
Ca
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p
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s
Co
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m
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c
i
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l
To
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C
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Of
f
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Mi
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o
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Tr
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s
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Ne
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h
b
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h
o
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d
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
Daycare Facility A P P P P P* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
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* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
Food Preparation P P P P P P --
Hotel/ motel P P P P P -- --
Microbrewery -- P -- P P -- --
Microdistillery -- P -- P P -- --
Mortuary, funeral home -- -- -- -- P/C -- -- See Table 5-2
Office P P P P* P P** --
* As part of a mixed-
use building that
includes retail on the
ground floor
** Less than 5,000
sq. ft. in
Neighborhood
Transition DistrictAs
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 --P* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
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
DRAFT January 15, 2015January 7, 2015January 5, 2015
TCAAP Redevelopment Code
Page | 33
Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
Ca
m
p
u
s
Co
m
m
e
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c
i
a
l
To
w
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C
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Of
f
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Tr
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s
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Ne
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b
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o
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d
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
** Less than 5,000
sq. ft. in the
Neighborhood
Transition Zone
Retail sales & service -- P P P P P* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
Service station -- -- -- P/C P/C -- -- See Table 5-2
Storage, exterior -- -- -- -- -- -- --
Studio -- P -- P P P* --
* Less than 5,000 sq.
ft. in the
Neighborhood
Transition Zone
Theater, indoor -- -- P P P -- --
Vehicle – motorized,
leasing and rentals -- -- P/C -- P/C -- -- See Table 5-2
Vehicle – motorized,
service -- -- P/C P/C P/C -- -- See Table 5-2
Civic Uses
Antenna, Dish or Tower P* P* P* P* P* P* --
* Located on top of a
building or
architectural
component only
Club or lodge (non‑-profit) -- P P P P -- --
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: Class I
P/C -- -- -- P/C -- -- Warehousing
permitted as an
accessory use
Manufacturing &
processing: Class II
-- -- -- -- -- -- --
Utility Substation
P* -- -- -- P* -- -- *Equipment shall be
screened to not be
seen from any public
right of way and
shall not be placed in
DRAFT January 15, 2015January 7, 2015January 5, 2015
TCAAP Redevelopment Code
Page | 34
Table 5-1: ABC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
Ca
m
p
u
s
Co
m
m
e
r
c
i
a
l
To
w
n
C
e
n
t
e
r
Of
f
i
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e
Mi
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e
d
-
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t
a
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Mi
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d
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f
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b
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h
o
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Tr
a
n
s
i
t
i
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n
Ne
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h
b
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h
o
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d
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
the front of any
parcel
Warehousing AA/
C
-- -- -- AA/
C
-- --
Other Uses
Adult-Oriented Businesses -- -- -- -- -- -- --
DRAFT January 15, 2015January 7, 2015January 5, 2015
TCAAP Redevelopment Code
Page | 35
5.2 Additional Use Criteria: All uses listed as P/C in Table 5-1 shall also meet the following standards in
Table 5-2.
Table 5-2 Additional Use Criteria Table
Use Character ZoneZoning
District
Location & Design Criteria
Residential Uses
Bed & Breakfast Neighborhood
i. 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.
Large Multi-Family
Medium Multi-Family
Office Mixed-Use
Retail Mixed-Use
i.For retail mixed-use and office mixed-use districts, no residential uses
shall be permitted on the ground floors of building with direct ground
floor frontage.
ii. For retail mixed-use and office mixed-use districts, ground floors along
all designated Pedestrian Priority frontages shall be built to
Commercial Ready standards.
Nursing Home and Aassisted
lLiving
Senior Independent Living
Town Center
Office Mixed-Use
Retail Mixed-Use
Neighborhood Transition
Neighborhood
Housing shall be a part of a mixed-use building within the zone,
where the units are above or behind the alternative use on the
block.
i. Homes shall be designed as either a collective of single-family or
duplex homes to fit the scale of the surrounding development.
i.ii. These homes may also be mixed with mixed-generational housing.
Residential Facility
Town Center
Neighborhood Transition
Neighborhood
i. Residential Facility shall be licensed by the State of Minnesota; and
ii. Residential Facility shall serve no more than sixteen (16) residents at
any given time.
Small Multi-Family Neighborhood
i.Parking shall be placed against an alley or in the rear of the lot and
be screened from the public right-of-way.
ii. EntrancesAccess fromto units that are not accessible from the front
entries may have access from the rear or the side of the building.
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 101 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
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.
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.
Industrial Uses
Manufacturing and Processing:
Class I
Campus Commercial
Flex Office
For buildings where manufacturing and processing are a
principal or accessory use, a minimum of 30 percent of the gross building
square footage must be in office use.
DRAFT January 15, 2015January 7, 2015January 5, 2015
TCAAP Redevelopment Code
Page | 36
Table 5-2 Additional Use Criteria Table
Use Character ZoneZoning
District
Location & Design Criteria
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 110 for standards).
Storage, exteriorDrive-Up
Windows
Flex OfficeRetail Mixed-Use
Flex Office
Office Mixed-Use
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.Drive through or drive-up facilities shall
meet the design standards in Section 7, Building Design Standards of this
code.
Warehousing Campus Commercial
Flex Office
For buildings where warehousing is an accessory use, a minimum of 30
percent of the gross building square footage must be in office use.