HomeMy WebLinkAbout02-02-15-WSAGENDA ITEMS
TCAAP
Planning Staff/Gateway Planning
MEMO.PDF, ATTACHMENTS.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Robert Woodburn
Special City Council
Work SessionAgenda
February 2, 2015
6:00 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 1
DATE: February 2, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Jill Hutmacher, Community Development Director
SUBJECT: TCAAP
At the final Gateway TCAAP Workshop on February 2, 2015, the final draft of the TCAAP
Redevelopment Code (TRC) will be presented to the City Council. Revisions based on Planning
Commission and City Council comments over the past several months have been incorporated.
Representatives of Gateway Planning and Kimley-Horn will review how developers, staff, and
the Joint Development Authority will use the TRC to consider development projects.
Following presentation of the final draft TRC to the City Council , the City Council may choose
to schedule additional review meetings or workshops prior to the Council’s tentative approval of
the document. Once the schedule is better defined, a longer-term schedule for the fit test and
final approval will be compiled. Public hearings for the TRC and Comprehensive Plan
Amendment will be scheduled following the completion of the fit study.
Attachments
Draft TCAAP Redevelopment Code, clean and redlined versions – January 30, 2015
Presentation, Gateway Planning
MEMORANDUM
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TCAAP Redevelopment Code
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TCAAP Redevelopment Code
DRAFT
January 2015
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TCAAP Redevelopment Code
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Table of Contents
1.0 Introduction
1.1 Purpose and Intent
1.2 Relationship to Adopted Plans
2.0 Components of the Code
2.1 The Regulating Plan
2.2 Development Standards
2.3 Using this Code
3.0 Administration
3.1 Applicability
3.2 Relationship to Other City Ordinances
3.3 Development Review Process
3.4 Special Development Plan
3.5 TCAAP Regulating Plan Map and TCAAP Master Plan Modifications
3.6 Plat Approval
3.7 Amendments to the Code
4.0 Definitions
5.0 Schedule of Uses
5.1 Applicability
5.2 Additional Use Criteria
6.0 Building and Site Development Standards
6.1 General to All Zoning Districts
6.2 Campus Commercial
6.3 Town Center
6.4 Office Mixed Use
6.5 Retail Mixed Use
6.6 Flex Office
6.7 Neighborhood Transition
6.8 Neighborhood
7.0 Building Design Standards
7.1 Purpose and Intent
7.2 Building Orientation and Entrances
7.3 Façade Composition
7.4 Gateway Overlay Standards
7.5 Commercial Ready Standards
7.67.5 Shading Requirements
7.77.6 Building Materials
7.87.7 Design of Automobile Related Building and Site Elements
7.97.8 Design of Parking Structures
8.0 Street Design Standards
8.1 Purpose and Intent
8.2 Street Designation Categories
8.3 Project Circulation Plan
8.4 Street Standards
8.4
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9.0 Open Space Standards
9.1 Open Space Approach
9.2 Required Open Space Designations
9.3 Open Space Classification
9.4 Open Space Requirements
9.5 Palette of Open Space Types
10.0 Streetscape and Landscape Standards
10.1 Sidewalks
10.2 Street Trees and Streetscape
10.210.3 Single-Family Landscaping and Tree Requirements
10.310.4 Screening Standards
10.410.5 Street Lighting
10.510.6 Exterior Lighting
10.610.7 Street Furniture
10.710.8 License Agreements
10.810.9 Utilities
10.910.10 Parking Lot Landscaping
11.0 Sign Standards
11.1 Applicability
11.2 Sign Types Permitted
11.3 To11.20 Sign Standards
Attachments:
1: Regulating Plan
2: TCAAP Master Plan
3: Palette of Open Space Types
4: Development Review Chart
5: Street Cross Sections
6: Street Type Plan
7: Audubon Minnesota Bird-Safe Building Guidelines
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TCAAP Redevelopment Code
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1.0 Introduction
In 2013, the City of Arden Hills hired the consultant team to create a Master Plan for the Twin
Cities Army Ammunition Plant (TCAAP) site, to conduct an Alternative Urban Area wWide Reviews
(AUAR), and to draft local regulations and policies to implement the Master Plan. This Master Plan
will amend the 2030 Comprehensive Plan in an effort to successfully integrate the TCAAP site into
the rest of the City. This plan will also help ensure that appropriate development and economic
growth occurs and is in line with the vision set forth by the City of Arden Hills and the owner of the
property, Ramsey County.
It is the goal of this project to “Develop TCAAP in a way that accommodates a mix of land uses
that is sensitive to the natural environment, economically sustainable, and a benefit to the
community” (Arden Hills 2030 Comprehensive Plan, 4). This initiative will be economically and
environmentally sustainable and provide for a range of uses and development types.
A comprehensive community process resulted in a long-term vision for the redevelopment of this
brownfield ammunitions plant site into a true mixed-use community that incorporates regional
employment, shopping and dining and a variety of housing options.
This document provides the regulatory tools for redevelopment consistent with the TCAAP Master
Plan for this area. Excerpts (concept plans, sketches and renderings) from the TCAAP Master Plan
are used throughout the document to provide guidance to property owners, applicants and
developers on the development intent and are not to be construed as regulatory.
1.1 Purpose and Intent
The purpose of the TCAAP Redevelopment Code (TRC) is to implement the vision for a
walkable, mixed-use, resilient, and vibrant TCAAP development (hereinafter, “Plan Area”)
by:
(a) Create Creating regulations that realize market potential and promote the creation of
jobs and economic development;
(b) Develop Developing regulatory process that encourages quality growth and saves
time in development process; and
(c) Focus Focusing on predictability for both developer and community.
Therefore, the goals of the TRC are to promote and to provide a more functional and
attractive community through the use of recognized urban design principles and allow
property owners, applicants or developers flexibility in land use, while prescribing a higher
level of detail in building design and form than in the current standards of the Arden Hills
City Code (AHC). The standards in this code are not intended to stifle creativity nor over-
regulate building design but rather encourage better functional building patterns and to
create higher quality pedestrian environments along most streets.
1.2 Relationship to Adopted Plans
(a) Arden Hills Comprehensive Plan: In addition to implementing several goals of the
Arden Hills Comprehensive Plan, the TRC specifically implements the following goals:
1. Develop and maintain a land use pattern that strengthens the vitality, quality, and
character of the residential neighborhoods, commercial districts and industrial
areas, while protecting the community’s natural resources to develop a sustainable
pattern for future development.
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2. Develop TCAAP in a way that accommodates a mix of land uses that is sensitive
to the natural environment, economically sustainable and a benefit to the
community.
3. Promote the development, redevelopment and maintenance of a viable,
innovative and diverse business environment that serves Arden Hills and the
metropolitan area.
4. Develop and maintain a strong, vital, diverse and stable housing supply for all
members of the community.
5. Enhance the health, safety and well-being of all who live, work and play in the
City.
6. Create a comprehensive, maintained and interconnected system of parks,
pathways and open spaces, as well as a balanced program of recreational
activities for residents of all ages, incomes and abilities.
7. Preserve, protect and restore the community’s natural resources, including open
spaces, lakes, wetlands other significant natural features, and historic resources.
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TCAAP Redevelopment Code
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2.0 Components of the Code
2.1 The Regulating Plan
The TCAAP Redevelopment Regulating Plan map (herein known as the Regulating Plan)
(Attachment 1) is hereby adopted as the official zoning map for the Plan Area. Within any
area subject to the approved Regulating Plan, this TRC becomes the exclusive and
mandatory regulation unless specified in Section 3.2. It shall establish the following
development standards for all properties within the Plan Area:
(a) Establishment of TCAAP Zoning Districts – The Plan Area is distinguished into
different specialized zoning districts. Each zoning district is intended to create a
distinct development pattern based on the TCAAP Master Plan for different sections
within the Plan Area. Each zoning district shall establish use and building development
standards including standards for building height, bulk, location, functional design and
parking. The Regulating Plan classifies all lots within the Plan Area into one of the
following seven (7) zoning districts:
1) Campus Commercial (CC) – The Campus Commercial Zoning District facilitates a
building format that allows multiple, single tenant buildings or campuses within the
northern “Thumb” site of the Plan Area. The goal is to allow for an individual plan
approach for each campus or building, based on user preferences within a range
of requirements.
2) Town Center (TC) – The Town Center Zoning District creates a vibrant mixed-
usecommercial and residential environment that maximizes the potential for an
outdoor experience, focusing on walkability. This district promotes phased
development over time and allows for flexibility for horizontal or vertical mixed-
use as development continues over timewalkability through allowing for housing,
office, retail, restaurant, and civic uses all within close proximity of each other.
3) Office Mixed-Use (OMU) – The Office Mixed-Use Zoning District creates a
flexible zone that allows and promotes a seamless transition from Retail Mixed-
Use but focuses on employment and other compatible uses. This district promotes
employment as a primary use, but allows for other commercial u s e s t o b e
incorporated as vertical mixed-use buildings.
4) Retail Mixed Use (RMU) – The Retail Mixed-Use Zoning District creates a flexible
zone that allows and promotes a seamless transition from Office Mixed-Use but
focuses on retail and compatible uses. This district promotes retail as a primary
use and allows for other commercial uses to be incorporated as vertical mixed-use
buildings.
5) Flex Office (FO) – The Flex Office Zoning District creates an opportunity for large
scale development for employment and manufacturing uses that take advantage
of the highway frontage and automobile access.
6) Neighborhood Transition (NT) – The Neighborhood Transition Zoning District
provides for a range of urban residential (live-work, single family, and small and
medium multi-family) transitions between the active retail and employment mixed-
use districts and adjoining single-family neighborhoods. Development standards in
this district emphasize smaller scale urban residential uses and establish building
transition standards to adjoining neighborhoods.
7) Neighborhood (NB) – The Neighborhood Zoning District provides for a range of
attached and detached single-family residential.
(b) Street Designations – The Streets within TRC shall be classified in two different ways.
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1) Street Cross Sections shall address vehicular lane widths, number of lanes,
pedestrian accommodation, street tree requirements, on-street parking, snow
storage and parkway and median standards. These standards are laid out in
Section 8.0 and Attachment 35.
2) Street Priority shall establish the phasing significance (Required or Recommended)
of different street segments within the Plan Area. Refer to Section 8.0: Street
Design Standards and Attachment 36 for the detailed regulations.
(c) Building Frontage Standards – Building Frontage designations shall classify different
block frontages based on the pedestrian priority goals of the TCAAP Master Plan on
the Regulating Plan (Attachment 1). They shall be classified into one of three frontage
designations: (i) Pedestrian Priority Frontage with the highest quality standards for
pedestrian-oriented building design; (ii) Pedestrian-Friendly Frontage that balances
pedestrian-oriented building design standards while accommodating some service
and parking functions; and (iii) General Frontage which mainly accommodates service,
utilities and parking functions.
(d) Open Space Designation – [JH1]Open Space within the TRC shall be categorized as
Required Open Space. The detailed Open Space Standards for different open
space types are included in Section 9.0 and Attachment 34 of this Code. These
standards include general character, typical size, frontage requirements and typical
uses.
(e) Gateway Overlay Designation – The Gateway Overlay Designation indicates where
additional aesthetic treatments are required to create a welcoming environment that
establishes the character of TCAAP Redevelopment Area. The specific standards are
included in Section 7.64 of this Code.
2.2 Development Standards: The TRC text portion of this Code enumerates the development
standards with text and graphics for Zoning Districts, Frontage Types, building form,
landscape, building design, signage and lighting.
2.3 Using This Document
The following basic steps should be followed to determine the uses and development
standards applicable on property within the Plan Area:
(a) Review Table 3-1 to evaluate the applicability of the TRC based on scope of the
proposed development.
(b) Locate the subject property on the Regulating Plan (Attachment 1).
(c) Identify the Zoning District in which the property is located.
(d) Review the Schedule of Uses by Zoning District as listed in Table 5-1 to determine
allowed uses.
(e) Examine the corresponding zone standards in the Building and Site Development
Standards in Section 6 to determine the applicable development standards and any
Frontage standards.
(f) Refer to Section 7.0 for Building Design Standards
The information listed in these graphics explain where the building will sit on the lot, the
limits on its physical form, the range of uses and the palette of materials that will cover it.
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TCAAP Redevelopment Code
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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 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.
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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.ii. 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.c. 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.d. Existing Signage
i. Refacing or changing a panel on an
existing sign
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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.
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TCAAP Redevelopment Code
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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
d. Expansion of existing use/structure
(building additions and new accessory
building/structure on the lot): Structures
or sites may be enlarged provided that
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addition of non- conditioned space such
as patios, porches, arcades, canopies,
private open space, recreational
amenities and courtyards/forecourts.
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TCAAP Redevelopment Code
Page | 12
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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TCAAP Redevelopment Code
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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 Community 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 1355.03 of
the AHC. A site plan is reviewed by staff prior to preliminary plat submittal.
(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 Attachment 5
Development Review flow chart 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”).
(a) 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. In no circumstance shall
the JDA approve an allowable adjustment that results in:
i. An increase in overall project intensity, density, height, clear height or impervious
cover; or
ii.(d) A change in permitted uses or mix of uses.
(d)(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;
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.
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TCAAP Redevelopment Code
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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
v.iv. Clear height.
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TCAAP Redevelopment Code
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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. [A2]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
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.
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TCAAP Redevelopment Code
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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
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
the TRC.
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
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. 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. [A3]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. City Community Development and Public Works staff
approval
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TCAAP Redevelopment Code
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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
2. 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.
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
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.
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TCAAP Redevelopment Code
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3.4 Special Development Plan (SDP): The JDA may approve an SDP for projects comprising of
25 acres or more in the Neighborhood (NB) Districts and 10 acres or more in all other Zoning
Districts, which allows 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. A Community Development staff report and recommendation is required for the
JDA to make a determination on a SDP. 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;, and is a project that demonstrates
advanced energy resilience and which may have an educational value;
iv. The extent to which the proposal does not hinder future opportunities for higher
quality development; and
v. Considerations of health and welfare to the general public; and
v.vi. The extent to which the proposal provides 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 ;beyond the ten percent flexibility allowed by Table 3.3; and
iii. Definitions included in Section 4.0 including density parameters for residential land
uses; and
iii.iv. Clear height..
(c) Special Development Plan Submittal:
section.
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
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
the Code.
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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TCAAP Redevelopment Code
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i. Applicant shall meet with Community JDA Development staff to clarify and
determine SDP requirements and discuss applicant's development concept.
ii. Applicant shall submit SDP Concept Plan to Community JDA Development staff.
iii. Applicant is encouraged to have community meetings where appropriate
(Optional).
iv. Applicant shall submit SDP Master Plan to Community JDA Development staff.
v. JDA conducts public hearing(s) on the SDP Master Plan and takes action on the SDP
Master Plan.
vi. The SDP Master Plan, as approved, including all applicable documents, is adopted
as the governing development plan for the SDP property.
vii. 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.
viii. JDA reviews Final SDP Plan and takes action on the Final SDP Plan.
ix. 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 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
Page | 20
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
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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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TCAAP Redevelopment Code
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Building Height
The vertical distance from the average elevation of the grade along a face of a building to
the highest point of the roof surface of flat roofs, the deck line of mansard roofs, or the
average height between the eaves and the highest ridge of gable, hip, or gambrel roofs.
The height of a stepped or terraced building shall be the height of the tallest segment of the
building.
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
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The Cottage or Patio Home building type consists of small, one and two-story single-family
detached residential units that are built close to the street and each other. They are typically
sideyard/zero lot line homes with a small yard or patio space. This type of building enables
appropriate infill residential within existing neighborhoods and is important for providing a
broad choice of housing types and promoting walkability.
Image of a Cottage or Patio Home
Cottage Court
The Cottage Court building type consists of a series of small, detached structures, providing
multiple units arranged to define a shared court that is typically perpendicular to the street.
The shared court takes the place of a private rear yard and becomes an important community-
enhancing element. This type is appropriately-scaled to fit as transitions between single-family
neighborhoods and commercial corridors. It enables appropriately-scaled, well-designed infill
residential and is important for providing a broad choice of housing types and promoting
walkability.
Image of a Cottage Court
E
Encroachment
Any structural or non-structural element such as a sign, awning, canopy, terrace or balcony that
breaks the plane of a vertical or horizontal regulatory limit, extending into a setback, into the
public right-of-way, or above a height limit.
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F
Façade Area
The surface area of a building’s elevation (including all floors) not counting minor indentations
fronting a particular street. Ground floor façade area is the surface area of a building’s
ground floor elevation not counting minor indentations fronting a particular street. Upper floor
façade area is the surface area of a building’s upper floor elevations not counting minor
indentations fronting a particular street.
G H I J K
Gallery
A roofed promenade or canopy, especially one extending along the wall of a building and
supported by arches or columns on the outer side. The gallery space is unenclosed (non-
conditioned) space and may be two (2) or more stories tall.
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 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.
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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
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
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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).
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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
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.
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Small Retail or Office Building
The Small Retail/Office Building is a commercial building that is generally located at street
intersections or as transitions between higher intensity commercial uses and lower intensity
residential uses. The ground floor space can be used for residential, office, personal service or
retail uses. Residential uses may or may not be located within the building. It is especially
appropriate for incubating neighborhood-serving retail and service uses and allowing some
adjoining streets and multi-modal corridors to expand as the market demands.
Stacked Flats
Stacked flats building type is a medium-sized structure that consists of less than 12 side-by-side
and/or stacked dwelling units, typically with one shared entry. This type of building can
include a courtyard apartment. This type is appropriately-scaled to fit within medium-density
neighborhoods or as transitions between neighborhoods and commercial corridors. This type
enables appropriately-scaled, well-designed infill residential and is important for providing a
broad choice of housing types and promoting walkability.
Image of a Stacked Flat
Street Frontage Designation
As identified on the Regulating Plan, existing and recommended streets in the TRC area are
designated as Pedestrian Priority, Pedestrian-Friendly or General Streets. Each frontage
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 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.
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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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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 TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
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Additional
Requirements
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 - -- -- -- -- P -- --
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Table 5-1: ABC TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
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Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
indoor
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
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Table 5-1: ABC TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 | A = Accessory
Zoning District
Uses
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Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
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
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
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Table 5-1: ABC TRC 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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Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
seen from any public
right of way and
shall not be placed in
the front of any
parcel
Warehousing AA/
C
-- -- -- AA/
C
-- --
Other Uses
Adult-Oriented Businesses -- -- -- -- -- -- --
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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 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.
Neighborhood
i.Residential Facility shall be licensed by the State of Minnesota;
ii. Residential Facility shall serve no more than six (6) 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.
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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.
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6.0 Building and Site Development Standards
All parcels within the TRC are assigned to one of seven (7) Zoning Districts:
1. Campus Commercial
2. Town Center
3. Office Mixed-Use
4. Retail Mixed-Use
5. Flex Office
6. Neighborhood Transition
7. Neighborhood
In addition to standards that apply to all Zoning Districts, Building and Site Development standards
applicable to each Zoning District are described in Sections 6.2 – 6.8.
The images and graphics in the first subsection of each zoning district standards are provided as
illustrative of intent and are advisory only without the power of law. Refer to the standards on the
following pages for the specific Building and Site Development Standards.
In addition, the graphics used to illustrate the building and development standards in each Zoning
District are NOT intended to indicate exact conditions within each Zoning District. Rather illustrations are
conceptual and standards are to be applied based on the specific frontage types designated along
the subject property or site. For example, a specific site may not have frontages along all streets as
indicated in the illustrations and only the standards applicable to designated building frontages on the
property should be used. In addition, the illustrations may depict other site elements to establish context
and only the standards regulated by the specific subsection shall apply. For example, the Building
Placement graphics may depict sidewalks for context purposes only and the graphic should only be
used to establish standards for building placement on the site. Building form graphics in these sections
are NOT TO SCALE.
6.1 General to All Character Zones
(a) Building Frontage Designations: The Building Frontage designations are established on
the Regulating Plan (Attachment 1) to specify certain building and site development
standards along each street based on the priority placed on pedestrian-orientation. The
Regulating Plan illustrates the Building Frontage designations within the TRC. For the
purposes of this code, all Building Frontages are classified into one of the following three
categories:
i. Pedestrian Priority Frontages – Pedestrian Priority Frontages are intended to provide
the most pedestrian-friendly and contiguous development context. Buildings and sites
along Pedestrian Priority Frontages shall be held to the highest standard of
pedestrian-oriented design and few, if any, gaps shall be permitted in the ‘Street
Wall’. Breaks in the street wall may be permitted for courtyards, forecourts, sidewalk
cafes and pedestrian connections between the individual sites and the public sidewalk.
These street frontages are the main retail, restaurant, entertainment streets, or are
important neighborhood connectors, as identified in the Regulating Plan.
1. Specific to Pedestrian Priority Frontages: The area between the building facade
and property line or edge of any existing sidewalk along any street with
Pedestrian Priority Frontage shall be designed such that the sidewalk width shall
be a minimum as determined by the street type (see Attachment 5) and the
remainder of any setback area shall be paved flush with the public sidewalk.
Sidewalk cafes, public art, landscaping within tree-wells or planters may be
incorporated within this area.
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Illustration showing requirements
along Pedestrian Priority
Frontages only
ii. Pedestrian-Friendly Frontages – Pedestrian-Friendly Frontages are also intended to be
pedestrian-oriented with a mostly contiguous development context. However, in some
locations, where access to a General Frontage street or Alley is not available,
Pedestrian-Friendly Frontages may need to accommodate driveways, parking,
service/utility functions, and loading and unloading. In such cases, Pedestrian-Friendly
Frontages may balance pedestrian orientation with automobile accommodation.
Typically, they shall establish a hybrid development context that has a more
pedestrian-supportive development context at street intersections and accommodates
auto-related functions and surface parking in the middle of the block. Surface parking
shall be screened from the roadway following the Street Screen Standards in Section
10.3. Pedestrian-Friendly Frontages are designated on the Regulating Plan.
iii. General Frontages – General Frontages are intended to accommodate more auto-
oriented uses, surface parking and service functions on a site with a more
suburban/automobile orientation. The General Frontages shall be building frontages
not designated as either a Pedestrian Priority or Pedestrian-Friendly Frontage on the
Regulating Plan. Surface parking shall be screened following the Street Screen
Standards in Section 10.3.
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Graphic Illustrating the
Application of Street Type
Designation Based on the
Development Context
(b) Treatment of Street Intersections:
i. Corner building street facades along intersections of Pedestrian Priority Frontages and
Pedestrian-Friendly Frontages shall be built to the BTZ for a minimum of 20’ from the
intersection along each street or the width of the corner lot, whichever is less regardless
of the building frontage percentage required along that street. This requirement shall
not prohibit incorporation of curved, chamfered building corners or recessed entries or
civic/open spaces at such intersections. In addition, this standard shall apply regardless
of the frontage requirement along the intersecting street even if it is a General Street.
Illustration showing minimum frontage requirements at street intersections
ii. Corner Building Height Allowance: Corner buildings may exceed the maximum building
height by 25% along no more than 20% of the building’s frontage along each
corresponding street façade. The purpose of the allowance is to encourage inclusion of
architectural features and no mechanical equipment shall be located on top of a roof
area that takes advantage of this allowance. Corner Building Height Allowances is are
not permitted in the Neighborhood Zone.
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Illustration showing Corner Building Height Allowance
(c) Parking and Service Access:
i. Location of parking (both structured and surface) shall be per the Zoning District
specific building standards (Section 6.2 – 6.8).
ii. Required off-street parking spaces shall be provided per Table 6-1 below.
Table 6-1 Parking Ratios
Character
ZoneZoning
District
TC/OMU/RMU CC/FO NT/NB Additional Criteria
Min. Off-Street Vehicular Parking Requirement
Retail 1 space/200 sq. ft.
of gross floor area
1 space/200 sq. ft. of
gross floor area.
1 space/400 sq. ft.
of gross floor area.
1. Plans that include shared
parking or a reduction in the
required number of parking
spaces may be approved by
the JDA as a Permitted
Adjustment with the provision
of a parking demand study
(See Section 3.0).
2. On-street parking located
along any public street shall
count towards the required
off-street parking.
1. Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.Landscaping within
surface parking lots shall meet
standards in Section 10.0 of
this Code.
2. A shared parking plan or
alternative parking plan may
be approved by the JDA as a
Permitted Adjustment (See
Section 3)
3. On-street parking located
along any public street shall
count towards the required off
street parking
Office Uses 1 space/250 sq. ft.
of gross floor area
1 space/250 sq. ft. of
gross floor area.
1 space/400 sq. ft.
of gross floor area.
Industrial Uses N/A
1 space/500 sq. ft. of
gross floor area for
general
manufacturing/industr
ial; 1 space/1,000
sq. ft. of gross floor
area for
warehousing/storage
1 space/400 sq. ft.
of gross floor
areaN/A
All Non-Residential
Uuses and ground
floor Commercial
Ready spaces
1 space per 400
sq. ft. of building
area1 space/300
sq. ft. of gross floor
area.
1 space per 300 sq.
ft. of building area1
space/300 sq. ft. of
gross floor area
1 space per 400
sq. ft. of building
area1 space/400
sq. ft. of gross floor
area.
Residential uses –
Single Family and
Two-Family Uses
1.5 space per each
dwelling unitN/A
2.0 spaces per each
dwelling unitN/A
2.0 spaces/ per
each dwelling unit --
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Residential – Multi-
Family Uses
1.0
space/efficiency
and one-bedroom
units; 1.5
spaces/two-
bedroom+ units
N/A
1.0
space/efficiency
and one-bedroom
units; 2.0
spaces/two-
bedroom+ units
1. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
2. Plans that include shared
parking or a reduction in the
required number of parking
spaces may be approved by
the JDA as a Permitted
Adjustment with the provision
of a parking demand study
(See Section 3.0).
3. Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.
--
Residential – Senior
Independent Living,
Nursing Home, and
Assisted Living Uses
1.0 space/unit for
Senior Independent
Living units; 0.75
space/unit for
Nursing Home and
Assisted Living
units.
N/A
1.0 space/unit for
Senior Independent
Living units; 0.75
spaces/unit for
Nursing Home and
Assisted Living
units.
Lodging uUses
(Hhotels and
mMotels)
0.5 spaces per
guest room; all
other areas shall
be parked at the
non-residential rate
above
0.75 spaces per guest
room; all other areas
shall be parked at the
non-residential rate
above
N/A
Min. Bicycle Parking Requirement (# of Bicycles)
All uUses
10% of all
provided off-street
automobile spaces
5% of all provided
off-street automobile
spaces
N/A
1. Location of Bicycle Parking: For
retail and commercial ready
buildings, 25% of all provided
bicycle parking shall be
located within 50 feet of a
primary building entrance.
2. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
iii. Driveways and Service Access:
1. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8, driveway access and off-street loading and unloading may be
along General Frontages only.
2. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveway and off-street loading
and unloading may be located with access along a Pedestrian-Friendly
Frontage street only if the property has no access to either a General Frontage
street or joint use easement to an adjoining property with direct driveway
access to any other street.
3. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveways and off-street loading
and unloading may be located with access along a Pedestrian Priority Frontage
street only if the property has no access to either a Pedestrian-Friendly or
General Frontage Street or joint use easement to an adjoining property with
direct access to any other street.
4. Along Pedestrian Priority and Pedestrian-Friendly Frontages, driveway spacing
shall be limited to one driveway per each block face or per 200 feet of block
face for blocks greater than 400 feet in length.
5. Shared driveways, joint use easements or joint access easements shall be
required to adjoining properties when driveway and service access is off a
Pedestrian Priority Frontage or Pedestrian-Friendly Frontage.
6. Service and loading/unloading areas shall be screened per standards in
Section 10.0.
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7. Unless required to meet minimum fire access or service access standards all
commercial, and mixed-use and multi-family residential driveways shall be a
maximum of 20’ in width. Driveways used for service access (trash, fire,
deliveries, etc.) shall be a maximum of 30’ in width. Driveways wider than 24’ in
width shall only be located off of General Frontage Streets. Driveways along
County controlled roadways shall meet Ramsey County Standards or the City’s
adopted standard.
7.8. Additional easements may be required if shared driveways or access
agreements are established.
8.9. Residential Driveways and Garages:
a. Unless required to meet minimum fire access or service access standards,
driveways for Residential Use BuildingsSingle-Family Use Buildings shall be a
maximum of 12’ in width.
b. Garages for Residential Buildings shall be located on streets with General
Frontage or at the rear of residential buildings. When placed at the rear of
residential buildings, garages shall be pull-through garages where the garage
door is set back behind the rear façade of the main structure.
c. If front-loaded garages or carports are utilized on residential uses, the each
bay of the garages and or carports shall be no greater than 24 feet wide.
and set back at least 3 feet behind the front façade line, unless a front porch
meets the requirements of Section 6.1(c)(iii)(9)(e). Lots less than 75 feet in width
shall not have more than 24 feet of garage facing the street.
d.c. Front driveways shall be a minimum of 20 feet long and designed to fit at
least 2 parked vehicles and ensure vehicles are parked outside of the public
ROW.
d. Front-loaded garages on residential lots less than 50 feet wide shall not be
allowed. Townhomes and courtyard apartments shall utilize garages at the
rear of the lot with access from streets with General Frontage or from Alleys.
e. If garage is flush with the main façade, a porch shall be added to the main
façade measuring 50 percent of façade length and minimum seven (7) feet in
depth.
e. Front driveways shall be a minimum of 20 feet long and designed to fit at
least 2 parked vehicles and ensure vehicles are parked outside of the public
ROW.
f.
(d) Street Screen Required:
i. Any non-residential parking lot frontage along a public right of way with surface
parking shall be defined by a Street Screen. This required Street Screen shall be
located at the ROW edge. Refer to the Section 10.0: Streetscape and Landscape
Standards of this Code for more specifications.
(e) Loading Dock Standards:
i. Facilities that include a loading dock shall have a maximum clear height of 25’ as
measured from the surface of the ground floor to the lowest point on the ceiling.
ii. No more than one loading dock shall be allowed per 10,000 square feet of
building area.
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iii. Cross docks, where loading docks are situated along two (2) walls of the same
building, shall not be permitted.
i.iv. Loading docks shall be located in the side or rear yard and shall be screened from
view of the public R-O-W.
(e) Commercial Ready Standards: Shall meet the standards in Section 7.0.
(f) Fire Separation Requirement: Side and rear setbacks shall be based on minimum fire
separation required between buildings, if applicable.
(g) Recessed Entry Setbacks: Building façade lines on recessed entries and arcade buildings
shall be measured from the front of façade with the recessed entry or arcade (see Section
4.0 Definitions for illustration).
(h) Measuring Heights:
i. Chimneys, vents, elevator and stair enclosures, screened HVAC equipment, other
mechanical enclosures, tanks, solar energy systems and similar elements are exempt
from the height limit.
i. Internal building height shall be measured from finished floor to the bottom of the
structural members of the ceiling.Elevator and stair enclosures; public flagpoles and
monuments; and chimneys are exempt from the height limit.
ii. Church Spires, belfries, cupolas, and domes shall be exempted from the height limits so
long as they do not exceed a height of 65 feet as measured from the ground level.
iii. Vents, tanks, solar energy systems, HVAC equipment, and other mechanical enclosures
shall be exempted from the height limits so long as they do not extend more than 12’
above the roof upon which they are located.
ii.iv. Internal building height shall be measured from finished floor to bottom of the structural
members of the ceiling.
v. Floor to ceiling heights shall not apply to parking structures or civic buildings.
iii. AHC Section 1325.03 – Subsection 3 on heights shall not apply.
(i) Encroachments:
i. Encroachments into right of way shall not be permitted
ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies
may encroach over any required setback areas per standards established in each
zoning district as long as the vertical clearance is a minimum of 10’ from the finished
sidewalk elevation.
1. Maximum of 50% of the depth of the sidewalk or 10’ (whichever is less) (except
blade signs which shall encroach no more than 6’ from the building façade line).
2. Minimum vertical clearance from the finished sidewalk shall be 10’
3. In no case shall an encroachment be located over an on-street parking or travel
lane.
4. Additional license agreements are required for all encroachments over public R-O-
W.
(j) Phased Developments: Due to the long-term development vision within the TRC, certain
building form and site development standards may be deferred for phased development
projects meeting the following criteria:
i. Submission of a site plan that illustrates how development and any related private
improvements will be phased over time. Each phase of the site plan shall independently
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comply with all applicable standards of the TRC unless an Administrative Modificationa
Permitted Adjustment is granted.
ii. Required private landscaping and open space amenities may also be phased with the
building.
iii. If a full block is being phased in development, Ddesign/ and development standards
may be measured established at the full block level in order to accommodate the
various phases of the development, in order to work within a phased development
plan.
(k) Required Public Improvements: All site plans that require public improvements such as
sidewalk and streetscape improvements may be deferred through the payment of a
proportional fee-in-lieu when the entire length of that block is not within the site plan.
Campus Commercial Zoning District
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6.2 Campus Commercial (CC)
(a) Illustrations and Intent
The Campus Commercial Zoning District facilitates a building format that allows multiple, single
tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow
for an individual plan approach for each campus or building, based on user preferences within a
range of requirements.
TCAAP Master Plan Vision for Campus Commercial Zone
Campus Commercial Zoning District
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(b) Building Placement
Public Open Space
50’ min. setback
Setback must be screened with vegetation and landscapelandscaping.
If loading or service is oriented towards Rice Creek Regional Park or public trails,
appropriate screening shall be required
General Frontage 510’ min. setback; no max. setback
Side No min.; no max.
Rear No min.; no max.
Campus Commercial Zoning District
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(c) Building Height
(i) Principal Building Standards
Building
maximum 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
12’ min. for all buildings with
Pedestrian Priority
designation
10’ min. for all other
frontages
Ground floor
finish level
12” max. above sidewalk for
all buildings with Pedestrian
Priority designation
ADA Code applies
Upper floor(s)
height
(fin. floor to
ceiling structure)
910’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the CC Zone.
K
M
N
L
Campus Commercial Zoning District
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(d) Parking & Service Access
(i) Surface Parking Setbacks (with new building)
Public Open Space
Pu
b
l
i
c
O
p
e
n
S
p
a
c
e
Public Open
Space
50’ min. setback
Setback must be screened
with vegetation and
landscapelandscaping
If loading or service is
oriented towards Public
Open Space or public
trails, appropriate
screening shall be
required
General
Frontages 10’ min.
Side
0’ min.
Additional easements
may be required if
shared driveways or
access agreements are
established
Rear
0’ min.
Additional easements
may be required if
shared driveways or
access agreements are
established
(ii) Structured Parking or Below Grade Parking Setbacks
Public Open Space
Ge
n
e
r
a
l
F
r
o
n
t
a
g
e
Public Open
Space
50’ min. setback
Setback must be
screened with
vegetation and
landscapelandscaping
If loading or service is
oriented towards Public
Open Space or public
trails, appropriate
screening shall be
required
General
Frontages 510’ min.
Side 0’ min.
Rear 0’ min.
(iii) Below Grade Parking
May be built up to the property line.
Standards for S and T in the illustrations above are referenced in standards for Driveways and Service Access section 6.1(c) iii.
P
O
R
Q
O’
Q’
P
R
C
Ge
n
e
r
a
l
Fr
o
n
t
a
g e
Ge
n
e
r
a
l
F
r
o
n
t
a
g
e
O
Town Center Zoning District
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6.3 Town Center (TC) Zone
(a) Illustrations and Intent
The Town Center Zoning District creates a vibrant mixed-usecommercial and residential
environment that maximizes the potential for an outdoor experience, focusing on walkability.
This district promotes phased development over time and allows for flexibility for horizontal or
vertical mixed-use as development continues over time.walkability through allowing for
housing, office, retail, restaurant and civic use, all within close proximity of each other.
TCAAP Master Plan
Vision for Town Center
Zone
Town Center Zoning District
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(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority Frontage BTZ 10’ min. setback – 15’ max. setback
Pedestrian-Friendly Frontage BTZ 10’ min. setback – 25’ max. setback
General Street BTZ 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood Transition District
Side – Not adjacent to Neighborhood TransitionAll other
adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
Rear – Adjacent to Neighborhood Transition District
Rear – Not adjacent to Neighborhood TransitionAll other
adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
(ii) Building Frontage
(ii) (Percentage of building façade built within the BTZ)
Pedestrian Priority Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
Residential Maximum of 40 dwelling units/acre
Non-Residential No maximum
A
B
C
D
D*
E
F
Town Center Zoning District
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(c) Building Height
(i) Principal Building Standards
Building maximum 55’ max.
First floor to
ceiling height (fin.
floor to ceiling
structure)
12’ min. for all buildings
with Pedestrian Priority
Frontage designation
10’ min. for all other
frontages
ADA Code applies
Ground floor
finish level
12” max. above sidewalk
for all buildings with
Pedestrian Priority
Frontage
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the TC Zone.
K
M
N
L
Town Center Zoning District
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(d) Parking & Service Access
(i) Surface Parking Setbacks
Pedestrian
Priority or
Civic/Open
Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Pedestrian-
Friendly
Frontage
Min. 3’ behind the building
façade line along that street
General
Frontage
Min. 3’ behind the property
line along that street
Side
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ min. for all other
adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ min. for all other
adjacencies
(ii) Structured Parking
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority /
Civic/Open
Space Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade line
along a that street; or
If no building is located along the street
frontage; then the structured parking shall
meet the setback standards along that
specific frontage.
Side
10’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ for all other adjacencies
Rear
10’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ min. for all other
adjacencies
(iii) Below Grade Parking
May be built up to the property lines along all streets
O
P
R
O
Q*
O*
Q
R
P
Q*
NT or NB Zoning District
Town Center Zoning District
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(e) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent to
Neighborhood Transition or Neighborhood district. This
requirement shall NOT apply if an alley or other similar R-O-W
separates the subject lot and the Neighborhood Transition or
Neighborhood district.
i. Transition Area 25’ min.
ii. Max. Building
Height at within
Transition Area
2 stories or 30’
iii. Required setback Min. 10’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high)) shall be required when adjacent to
Neighborhood Transition or Neighborhood district and shall be
optional for all other adjacencies. The required fence shall NOT
be chain link or vinyl. A 6-foot wide landscape buffer with
evergreen shrubs planted at 3’ on center and 6’ min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the Neighborhood Transition or
Neighborhood district border. (see surface parking setbacks
illustration).
U
V
W
Office Mixed-Use Zoning District
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6.4 Office Mixed-Use (OMU)
(a) Illustrations and Intent
The Office Mixed-Use Zoning District creates a flexible zone that allows and promotes a
seamless transition from Retail Mixed-Use but focuses on employment and compatible uses.
This district promotes employment as a primary use, but allows for other commercial uses to be
incorporated as vertical mixed-use buildings.
TCAAP Master Plan Vision for Office Mixed-Use Zone
Office Mixed-Use Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 54
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian-Priority/Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly/Spine Road Frontage (BTZ) 10’ min. setback – 75’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side No 0’ min. setback; no max. setback
Rear No 0’ min. setback; no max. setback
(ii) Building Frontage
(ii) (Percentage of building façade built within the BTZ)
Pedestrian-Priority/Open Space Frontage 50% min.
Pedestrian-Friendly 40% min.
General Frontage None Required
B
C
A
D
E
D*
F
Office Mixed-Use Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 55
(c) Building Height
(i) Principal Building Standards
Building
maximum 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
12’ min. for all buildings with
Pedestrian Priority Frontage
designation
10’ min. for all other
frontages
Ground floor
finish level
12” max. above sidewalk for
all buildings with Pedestrian
Priority Frontage
ADA code applies.
Upper floor(s)
height (fin. floor
to ceiling
structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the OMU Zone.
K
M
N
L
Office Mixed-Use Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 56
(d) Parking & Service Access
(i) Surface Parking Setbacks
Pedestrian-
Priority,
Pedestrian-
Friendly or,
Required
Open Space
Frontage, or
Spine Road
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street;
If no building is located along
the street frontage; then
surface parking shall be
setback a minimum of 6’ from
the property line.
Highway
Frontage
Min. 15’ from the property
line and include a
Sstreet screen and landscape
buffer of 15’ required
Direct access to highway shall
be permitted, per Spine
Road design.Access
permitted per Spine Road
design.
General
Frontage
Min. 310’ behind the
property line
Side 0’
Rear 0’
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian-
Friendly
Frontage
/Civic Space
Ground floor - Shall be min.
of 30’ from the property
line
Upper Floors – may be built
to the façade line along
that street
General or
Highway
Frontage
May be built up to the building façade
line along that street frontage; or
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that street.
Side 0’
Rear 0’
(iii) Below Grade Parking
May be built up to the property line along all streets.
O
P
R
O
Q
Q*
Q’
P
R
Pedestrian Priority/Pedestrian-Friendly or Civic/Open Space Frontage
Retail Mixed-Use Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 57
6.5 Retail Mixed Use (RMU)
(a) Illustrations and Intent
TCAAP Master Plan Vision for Retail Mixed Use Zone
The Retail Mixed-Use Zoning
District creates a flexible zone
that allows and promotes a
seamless transition from Office
Mixed-Use, but focuses on retail
and compatible uses. This district
promotes retail as a primary use,
but allows for other commercial
uses to be incorporated as
vertical mixed-use buildings.
Retail Mixed-Use Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 58
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority Frontage/Open Space (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly Frontage/Spine Road Frontage (BTZ) 10’ min. setback – 75’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side
10’ (min) only if adjacent to Neighborhood
Transition or Neighborhood district;
0’ min. for all other adjacencies
Rear
10’ (min) only if adjacent to Neighborhood
Transition or Neighborhood district;
0’ min. for all other adjacencies
(ii) Building Frontage
(ii) (Percentage of building façade built within the BTZ)
Pedestrian Priority /Open Space Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
C
A
B
E
F
D
D*
Retail Mixed-Use Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 59
(c) Building Height
(i) Principal Building Standards
Building maximum 65’ max.
First floor to floor
height (fin. floor to
ceiling structure)
12’ min. for all
frontages10’ min. for all
frontages.
Ground floor finish
level
12” max. above sidewalk
for all buildings with
Pedestrian Priority
Frontage
ADA Code Applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Retail Mixed-Use Zone.
K
N
M
L
Retail Mixed-Use Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 60
(d) Parking & Service Access
(i) Surface Parking Setbacks
Pedestrian
Priority or
Civic/Open
Space
Frontage/
Pedestrian-
Friendly
Frontage/
Spine Road
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Highway
Frontage
Min. 15’ from the property line.
Street Screen and landscape
buffer of 15’ required.e
Street screen and landscape
buffer of 15’ required
Direct access to highway shall
be permitted, per Spine Road
design.Access permitted per
Spine Road design.
General
Frontage
Min. 3’ behind the property line
along that street
Side
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district;
0’ min. for all other adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood district 0’ for all
other adjacencies
0’ min. for all other adjacencies.
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority /
Civic/Open
Space
Frontage
Ground floor - Shall be min.
of 30’ from the property line
Upper Floors – may be built
to the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade
line along a that street; or
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that specific frontage.
Side
10’ min. (adjacent to
Neighborhood Transition or
Neighborhood district )
0’ min. (all other adjacencies)
Rear
10’ min. (adjacent to
Neighborhood Transition or
Neighborhood district )
0’ min. (all other adjacencies)
(iii) Partially Below Grade Parking
May be built up to the building façade line along all
Pedestrian-Friendly Frontages and General
Frontages.
O
P
R
O*
Q
Q*
Q’
O
P
R
Retail Mixed-Use Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 61
(f) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent to
Neighborhood Transition or Neighborhood district. This
requirement shall NOT apply if an alley or other similar R-O-W
separates the subject lot and the Neighborhood Transition or
Neighborhood district.
iv. Transition Area 25’ min.
v. Max. Building
Height within
Transition Area
2 stories or 30’
vi. Required setback Min. 10’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to
Neighborhood Transition or Neighborhood district and shall be
optional for all other adjacencies. The required fence shall NOT
be chain link or vinyl. A 6-foot wide landscape buffer with
evergreen shrubs planted at 3’ on center and 6’ min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the Neighborhood Transition or
Neighborhood district border. (see surface parking setbacks
illustration).
U
V
W
Flex Office Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 62
6.6 Flex Office (FO) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision for Flex Office Zone
The Flex Office Zoning District
creates an opportunity for large
scale development for
employment, and manufacturing
and warehouse uses that take
advantage of the highway
frontage and automobile access.
Flex Office Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 63
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority or Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly Frontage (BTZ)/Spine Road 10’ min. setback – 795’ max. setback
General Frontage 10’ min. setback; no max. setback
Side
0’ min. setback; no max. setback
For residential adjacency, 30’ min.
setback
Rear
15’ min. setback; no max. setback
Loading or service activity shall be
screened from public view
For residential adjacency, 30’ min.
setback
(ii) Building Frontage
(ii) (Percentage of building façade built within the BTZ)
Pedestrian Priority or Open Space Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
C
A
B
E
F
D
D*
Flex Office Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 64
(c) Building Height
(i) Principal Building Standards
Building maximum 45’ max.
First floor to floor
height (fin. floor to
ceiling structure)
12’ min. for all buildings
with Pedestrian Priority
Frontage designation
10’ min. for all other
frontages
Ground floor
finish level
12” max. above sidewalk
for all buildings with
Pedestrian Priority Frontage
designation
ADA Code Applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Flex Office Zone.
K
N
M
L
Flex Office Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 65
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section below.
Highway
Frontage
Min. 15’ min. from the
property line and include a
Sstreet screen and landscape
buffer of 15’ required
Access permitted per Spine
Road design.
Pedestrian-
Friendly/Spine
Road Frontage
Min. 3’ min. behind the
building façade line along that
street
General
Frontage
Min. 10’ min. behind the
property line along that street
Side
30’ (min) only if adjacent to
any residential use or zone;
015’ min. for all other
adjacencies
Rear
30’ (min) only if adjacent to
any residential use or zone;
150’ min. for all other
adjacencies
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority / Open
Space
Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade
line along a that street; orShall be min.
of 10’ from the property line;
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that specific frontage.
Side
30’ min. (adjacent to
residential uses or
Neighborhood Transition or
Neighborhood districts)
0’ min. (all other adjacencies)
Rear
30’ min. (adjacent to
residential uses or
Neighborhood Transition or
Neighborhood districts)
0’ min. (all other adjacencies)
(iii) Below Grade Parking
May be built up to the property line along all
Pedestrian-Friendly and General Frontages.
O
Q*
P
R
O
P
R
Pedestrian Priority/Pedestrian-Friendly or Civic/Open Space Frontage
Q’
Flex Office Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 66
(e) Residential Transition Standards
The following transition standards shall apply to all new
multi-family, mixed-use and non-residential building
construction and all upper story additions to existing
buildings located adjacent to existing single-family detached
residentially zoned lot(s) a residential use or
districtNeighborhood Transition or Neighborhood District.
This requirement shall NOT apply if an alley or other similar
R-O-W separates the subject lot and the existing single-
family detached residential lot(s).residential use or
district.Neighborhood Transition or Neighborhood District.
i. Transition Area 40’ min.
ii. Max. Building
Height at within
Transition Area
2 stories or 25’
iii. Required setback Min. 30’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to a
residential use or districtNeighborhood Transition or
Neighborhood District and shall be recommended for all
other adjacencies. The required fence shall NOT be chain
link or vinyl. A 6-foot wide landscape buffer with evergreen
shrubs planted at 3’ on center and 6’ min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the Neighborhood Transition or
Neighborhood DistrictSF-residential lot line border. (see
surface parking setbacks illustration)
U
V
W
Neighborhood Transition Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 67
6.7 Neighborhood Transition (NT) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision of the Neighborhood Transition Zone
The Neighborhood Transition
Zoning District provides for a
range of residential (live-work,
townhomes, duplexes, patio
homes, manor homes, etc.)
transitions between the active
retail and employment mixed-use
districts and adjoining single-
family neighborhoods.
Development standardsDesign
standards in this district emphasize
smaller scale residential uses and
establish building transition
standards to adjoining
neighborhoods.
Neighborhood Transition Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 68
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Pedestrian-Friendly or Civic/Open Space Frontage (BTZ) 10’ min. setback – 20’ max. setback
General Frontage 10’ min. setback; no max. setback
Side
Adjacent to SF-detached Residential lot 5’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
Rear
Adjacent to SF-detached Residential lot
510’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
(ii) (Percentage of building façade built within the BTZ)
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
Neighborhood Transition Sub-District 1 (NT-1) Transition medium density as defined in Section 4.0
Neighborhood Transition Sub-District 2 (NT-2) Transition high density as defined in Section 4.0
(c) Lot Standards
Lot Width
Min. 20’ for single-family
attached/duplex/townhome buildings
Min. 40’ for single-family detached buildings
Min. 50’ for front-loaded or J-swing units. See Section
6.1 (c) iii 8. For driveway and garage size
requirements
Less than 50’ wide lots shall be alley-loaded lots.
No lot size requirement for multi-family
C
A
D*
E
B
Neighborhood Transition Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 69
(d) Building Height
(i) Principal Building Standards
Building
maximum 40’ max.
First floor to
floor height (fin.
floor to fin.
floor)
8’ min. for single-family
uses (all frontages)
10’ 9’ min. for all other
uses (all frontages)
Ground floor
finish level
18” min. above sidewalk
for ground floor
residential uses along
Pedestrian-Friendly
Frontages that are also
setback less than 10’
from the front property
line
ADA Code applies on
buildings with public
access
Upper floor(s)
height (fin. floor
to fin. floor)
8’ min.
for single-family uses
9’ min for all other
uses
(ii) Accessory Building Standards
Building Height 1 story max.15’ feet maximum
BTZ/Setbacks
Shall be placed behind the front façade
of the principal building along
Pedestrian-Friendly Frontages. If the
principal building has no Pedestrian-
Friendly Frontage, then the accessory
building shall be placed behind the front
façade of the building along a General
Frontage streetall frontages.
Building
Footprint
Shall be limited to no more than 50% of
the principal building footprint or the City
Standard size728 square feet, whichever
is less.
K
M
N
L
Neighborhood Transition Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 70
(e) Parking & Service Access
i. Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian-Friendly
or Civic/Open Space
Frontage
Shall be located behind
the principal building
along that street
frontage; or
Min. 3’ behind the
building façade line
along that frontage
General Frontage
At or behind the
building façade line
along that frontage; or
Min. 6’ behind the
property line along that
street
Side / Rear
Adjacent to SF-
detached
residential lot
6’ min.
Side / Rear
All other
adjacencies
0’ min
(f) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent
to existing single-family detached lot(s). This requirement shall
NOT apply if an alley or other similar R-O-W separates the
subject lot and the existing single-family detached residential
lot(s).
i. Transition Area 20’ min.
ii. Max. Building
Height at within
Transition Area
2 stories or 25’
iii. Required setback Min. 10’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet hhigh) shall be required when adjacent to an
existing single-family detached residentially zoned lot and shall
be optional for all other adjacencies. The required fence shall
NOT be chain link or vinyl. A 6-foot wide landscape buffer
with evergreen shrubs planted at 3’ on center and 6’ min. in
height at maturity shall also be required to be planted within
the landscape buffer parallel to the SF-residential lot line. (see
surface parking setbacks illustration)
U
V
W
O
Q*
Q
R
R’
P R*
Neighborhood Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 71
6.8 Neighborhood (NB) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision of the Neighborhood Zone
The Neighborhood Zoning District
provides for a range of attached and
detached single-family residential.
Neighborhood Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 72
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Civic/Open Space/Water Infrastructure Frontage
(BTZ) 10’ min. setback – 20’ max. setback
General Frontage 10’ min. setback; no max. setback
Side
Adjacent to SF-detached residentially zoned lot 5’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
Rear
Adjacent to SF-detached residentially zoned lot
510’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
(ii) (Percentage of building façade built within the BTZ)
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
Neighborhood Sub-District 1 (NB-1) Neighborhood low density as defined in Section 4.0
Neighborhood Sub-District 2 (NB-2) Neighborhood medium density as defined in Section 4.0
Neighborhood Sub-District 3 (NB-3) Neighborhood high density as defined in Section 4.0
(c) Lot Standards
Lot Width
Min. 20’ for single-family
attached/duplex/townhome buildings
Min. 40’ for single-family detached buildings
Min. 50’ for front-loaded or J-swing units. See
Section 6.1 (c) iii 8. For driveway and garage
size requirements
Less than 50’ wide lots shall be alley-loaded
lots.
C
A
D*
E
B
Neighborhood Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 73
(d) Building Height
(i) Principal Building Standards
Building
maximum 40’ max.
First floor to
floor height (fin.
floor to fin.
floor)
8’ min for single-family
uses (all frontages)
910’ min. for all other
uses (all frontages)
Ground floor
finish level
18” min. above sidewalk
for ground floor
residential uses along
Pedestrian-Friendly
Frontages that are also
setback less than 10’
from the front property
line
ADA Code applies on
buildings with public
access
Upper floor(s)
height (fin. floor
to fin. floor)
8’ min. for single-family
uses
9’ min. for all other uses
(ii) Accessory Building Standards
Building Height 1 story max.15’ feet maximum
BTZ/Setbacks
Shall be placed behind the front
façade of the principal building along
Pedestrian-Friendly Frontages. If the
principal building has no Pedestrian-
Friendly Frontage, then the accessory
building shall be placed behind the
front façade of the building along a
General Frontage streetall frontages.
Building Footprint
Shall be limited to no more than 50%
of the principal building footprint or
the City Standard size728 square
feet, whichever is less.
K
M
N
L
Neighborhood Zoning District
DRAFT January 29, 2015January 29, 2015January 9, 2015November 10, 2014
TCAAP Redevelopment Code
Page | 74
(e) Parking & Service Access
i. Residential Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Civic/Open Space
Frontage
Shall be located
behind the principal
building along that
street frontage; or
Min. 3’ behind the
building façade line
along that frontage
General Frontage
At or behind the
building façade line
along that frontage;
or
Min. 6’ behind the
property line along
that street
Side / Rear
4’ min; no parking
permitted on
driveway, OR
20’ min; parking
permitted on
driveway
Alley Fence
4’ min from edge of
typical pavement or
8’ min from edge of
typical paving where
above ground
franchise equipment
exists
(f) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent
to existing single-family detached lot(s). This requirement shall
NOT apply if an alley or other similar R-O-W separates the
subject lot and the existing single-family detached residential
lot(s).
i. Transition Area 20’ min.
ii. Max. Building Height at
within Transition Area 2 stories or 25’
iii. Required setback Min. 10’
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to an
existing single-family detached residentially zoned lot and shall
be optional for all other adjacencies. The required fence shall
NOT be chain link or vinyl. A 6-foot wide landscape buffer
with evergreen shrubs planted at 3’ on center and 6’ min. in
height at maturity shall also be required to be planted within
the landscape buffer parallel to the SF-residential lot line. (see
surface parking setbacks illustration)
U
V
W
O
O
P
P
Q
S
T
DRAFT January 29, 2015January 29, 2015January 9, 2015January
TCAAP Redevelopment Code
Page | 73
7.0 Building Design Standards
7.1 Purpose and Intent
The Building Design Standards for the TRC shall establish a coherent character and
encourage enduring and attractive development. Site and/or building plans shall be
reviewed by the JDA for compliance with the standards below (see Table 7-1 for more
detail).
The key design principles establish essential goals for the redevelopment within the Plan
Area to be consistent with the vision for a vibrant mixed-use development with a range of
commercial, employment and residential uses serving the neighborhoods and the region.
Buildings shall be located and designed so that they provide visual interest and create
enjoyable, human-scaled spaces. The key design principles are:
(a) New and redeveloped buildings and sites shall utilize building and site elements and
details to achieve a pedestrian-oriented public realm with glazing, shading and
shelter;
(b) Design compatibility is not meant to be achieved through uniformity, but through the
use of variations in building elements to achieve individual building identity;
(c) Building facades shall include appropriate architectural details and ornament to
create variety and interest;
(d) Open space(s) shall be incorporated to provide usable public areas integral to the
environment; and
(e) Increase the quality, adaptability, energy efficiency, and sustainability, and resilience
in Arden Hill’s building stock.
Table 7-1: Review Process for Building Design Standards
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Site Plan Review
Building Permit Review
7.2 Building Orientation and Entrances
(a) Buildings shall be oriented towards Pedestrian Priority Frontages, where the lot has
frontage along Pedestrian Priority Frontages. If a building has no frontage along a
Pedestrian Priority Frontage, then it shall front a Pedestrian-Friendly Frontage. All
other buildings may be oriented towards General Streets or Civic/Open Spaces.
(b) Primary entrances to buildings shall be located on the street along which the building
is oriented (See Figure 7-1). At intersections, corner buildings may have their primary
entrances oriented at an angle to the intersection. Building entrances shall be
provided for all separate ground floor commercial use tenant spaces that are located
along a Pedestrian Priority or Pedestrian-Friendly frontage.
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(c) All primary entrances shall be oriented to the public sidewalk for ease of pedestrian
accessAll primary entrances shall be oriented to the public sidewalk for ease of
pedestrian access and entrances may be placed on the corner of the building in order
to serve both the sidewalk and the parking lot. Secondary and service entrances may
be located from parking areas or alleys. Entrances may be placed on the corner of
the building in order to serve both the sidewalk and the parking lot, if necessary..
(d) Primary Entrance Design: Primary building entrances along Pedestrian Priority
Frontage and Pedestrian-Friendly Frontages shall consist of at least two (2) of
following design elements so that the main entrance is architecturally prominent and
clearly visible from that street (see Figures 7-2):
i. Architectural details such as arches, friezes, awnings, canopies, arcades, tile
work, murals, or moldings; or
ii. Integral planters or wing walls that incorporate landscape or seating
elements; or
iii. Prominent three-dimensional, vertical features such as belfries, chimneys, clock
towers, domes, spires, steeples, towers, or turrets.
Figure 7-1 Figure showing required building orientation and location of primary entrances
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Figures 7-2 Examples of Primary Entrance Designs
7.3 Façade Composition
(a) Commercial Use and Mixed-Use Buildings:
(i) Facades greater than 60’ in length along all Pedestrian Priority Frontage,
Pedestrian-Friendly Frontages and Civic/Open Spaces shall meet the following
façade articulation standards:
1. Include facade modulation such that a portion of the facade steps back or
extends forward with a depth of at least 24 inches (see Figure 7-3).
2. The distance from the inside edge of a building projection to the nearest
inside edge of an adjacent projection shall not be less than 20 feet and not
greater than 60 feet (see Figure 7-3).
(ii) All other facades shall be articulated by at least one discernable architectural
element every 20 feet. Such architectural elements include, but are not limited to
(See Figures 7-4):
1. Changes in material, color, and/or texture either horizontally or vertically at
intervals not less than 20 feet and not more than 60 feet; or
2. The construction of building entrances, bay windows, display windows,
storefronts, arcades, façade relief, panels, balconies, cornices, bases, pilasters
or columns.
Figure 7-3 Illustration
showing building articulation
requirement
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Figures 7-4 Images showing examples of appropriate building articulation
(iii) Façade Transparency Required:
1. All facades shall meet the minimum requirement for façade transparency
(percentage of doors and windows) as established in Table 7-2 below.
1.2. In order to reduce building heat loss, a maximum of 40 percent transparency
coverage is recommended for the upper floors of northern facades.
Table 7-2 Required Minimum Façade Transparency by Façade Frontage Type
Façade Frontage Type
Pedestrian Priority or
Pedestrian-Friendly Frontage
General Frontage All other
facades
Commercial Use or Mixed-Use Buildings
Ground Floor 50% (min.) None None
Upper Floor(s) 25% (min) None None
Residential Use Buildings
Ground Floor 25% (min.) None None
Upper Floor(s) 20% (min.) None None
(b) Residential Use Buildings
(i) At least one of the following shall be added along residential building facades to
add pedestrian interest along the street:
porches,
Images showing appropriate transparency required along Pedestrian Priority and Pedestrian-Friendly Frontages
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stoops,
eaves, or
balconies
(ii) Windows and Doors: All building facades of residential use buildings shall meet
the transparency requirements established in Table 7-2.
(iii) In a residential development, along each block face a minimum of five (5) façade
designs or styles shall be required and no home shall have the same design or
style as the homes immediately adjacent or across the street. Roofing materials
visible from any public right-of-way shall vary materials in each design.
(iv) Variation to façade designs or styles shall be required through changes to size
and location of windows, doorways, or changes in eave lines and massing.
(v) In an effort to decrease monotony of design, changing the paint color or material
type will not be considered a different design or style.
(ii)(vi) Homes shall not have more than three materials used ion the exterior of
the building. Of the three materials a primary material shall be used for a
minimum of 60 percent of the facades facing the street. The secondary materials
may be used up to 40 percent and will be considered accent materials.
Residential buildings with porches, fencing, balconies and stoops to add interest along the street.
(c) Best practices for bird safety are recommended as described in Attachment 7.
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7.4 Commercial Ready Standards
(a) Ground floors of all buildings with Pedestrian Priority Frontage designation per the
Regulating Plan (Attachment 1) shall be built to Commercial Ready standards. In
addition, the following standards shall apply (See Figure 7-4):
i. An entrance that opens directly onto the sidewalk according to Section 7.0;
ii. A height of not less than 12 feet measured from the entry level finished floor to
the bottom of the structural members of the ceiling;
iii. Minimum leasable width of 20 feet wide;
iv. A front facade that meets the window glazing requirements in Section 7.0; and
v. Off-street surface parking shall be prohibited between the sidewalk and the
building along Pedestrian Priority frontages.
vi. Commercial Ready frontage shall maintain a paved surface along the façade
and be flush along the adjacent sidewalk.
Figure 7-4 Illustration showing application of Commercial Ready Frontage Requirements
7.57.4 Shading Requirement: Shading of public sidewalksand publicly accessible sidewalks,
especially sidewalks located along Pedestrian Priority and Pedestrian-Friendly frontages
shall be important to implementing the vision for walkable mixed-use in the Plan Area.
Shading may be achieved through any combination of canopies, awnings, street trees and
other similar devices. To this end, the following standards shall apply (see Figure 7-5):
(a) Shaded sidewalks shall be provided alongside at least:
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(i) 50 percent of all building facades with Pedestrian Priority Frontage designation
per the Regulating Plan (Attachment 1).
(ii) 50 percent of all building facades with frontage along an off-street surface
parking lot
(b) When adjacent to a surface parking lot, the shaded sidewalk shall be raised above
the level of the parking lot by way of a defined edge, such as a curb. ADA ramps
along the building must also be shaded.
(c) A shaded sidewalk must meet the following requirements:
(i) Along a street, a shaded sidewalk shall comply with the applicable sidewalk
standards for its designated street type. If not otherwise required, the shaded
sidewalk shall provide trees planted no more than 50 feet on center.
(ii) Along any surface parking adjacent to the building (both off-street or on street),
the shaded sidewalk shall consist of a minimum 5 foot clear zone and 5 foot
planting zone, planted with trees no more than 50 feet on center, or a 5 foot
clear zone with a minimum 5 foot wide over- head weather protection.
(iii) Building entrances along Pedestrian Priority and Pedestrian-Friendly frontages shall be
located under a shade device, such as an awning or portico.
Figure 7-5 Images showing examples of shading along sidewalks
7.67.5 Non-Residential, Mixed-Use, and Multi-Family Residential Building Materials
(a) On pedestrian priority and pedestrian friendly frontages, primary building structures
shall have a minimum of 60% of the following primary building materials:
i. Masonry (brick, stone, cast stone, etc.)
ii. Stucco utilizing a 3-Step process of application
(b) On general frontages, primary building structures shall have a minimum of 40% of the
following primary building materials:
i. Masonry (brick, stone, cast stone, etc.)
ii. Stucco utilizing a 3-Step process of application
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(c) Secondary or Accent materials shall only be used for up to 40% of the primary
building façade for pPedestrian pPriority and pPedestrian fFriendly frontages. On
gGeneral fFrontages, up to 60% of the primary building façade shall be permitted.
i. Accent materials include:
1. Architectural sheet metal with matte finish
2. Cementitious fiber clapboard with a minimum 50-year warranty
3. Exterior Insulation Finish System (EIFS), on pedestrian priority and
pedestrian friendlyall frontages shall not be used on the ground floor level.
Use of EIFS is limited to 10% per façade.
3.4. Stucco utilizing a 3-step process of application.
(d) Accessory buildings shall maintain the same building materials as the primary building.
(e) For tilt-up wall construction, a veneer system of materials shall be used to come into
conformance with the above listed materials.
(e)(f) Canvas awnings are not permitted.
7.6 Gateway Overlay District
(a) Given the visual importance of certain entrances and gateways to the site, advanced
architectural elements or landscaping features are required to be provided for
properties within the Gateway Overlay District as identified on the Regulating Plan
(Attachment 1). These features shall be reviewed and approved by the JDA. A
minimum of one of the following items must be provided to satisfy the requirements of
the Gateway Overlay District:
i. Prominent tower feature as part of the building (see Section 6.1(b)(ii) for
specifications and restrictions);
ii. Enhanced landscaping;
iii. Entry monument or structure;
iv. Public art.
7.7 Design of Automobile Related Building and Site Elements
(a) Where permitted under Section 4 of this Code, drive-through lanes, auto service bays,
and gas station canopies for commercial uses shall not be located with frontage along
any Pedestrian Priority Frontage. Drive-through lanes may be permitted along
Pedestrian-Friendly or Spine Road frontages only if the property has no General or
Alley frontage. Drive-through lanes, auto service bays, and gas station canopies shall
be hidden behind a 3’ high Street Screen along both Pedestrian-Friendly and
General frontages (see illustrations below). The Street Screen shall be made up of (i)
a living screen or (ii) a combination living and primary building material screen (See
Section 110..03 for details).
(b) No more than 60% of a lot’s frontage along a Pedestrian-Friendly or Spine Road
frontage may be dedicated to drive through lanes, canopies, service bays, and other
auto-related site elements. There shall be no such limitation along General or Alleys
frontages and along highway frontage roads.
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Image illustrating the appropriate design of auto-related site elements
(Gas stations, auto-service uses, and bank drive-throughs)
(c) Any automobile related retail sales or service use of a site or property with
Pedestrian Priority, or Pedestrian-Friendly, or Spine Road frontage designation shall
have a primary building entrance along its Pedestrian Priority or Spine Road
Frontage. A primary building entrance may be along a building’s Pedestrian-Friendly
or Spine Road Frontage only if the site has no Pedestrian Priority frontage
designation.
(d) Drive through access (driveways only) may be from a Pedestrian Priority Frontage
only if the lot has no access to any Pedestrian Friendly or General frontage. Drive
through access may be from a Pedestrian-Friendly or Spine Road Frontage only if the
lot has no access to any General frontage. In cases where drive through access is
provided from a Pedestrian Priority Frontage, a joint access easement shall be
required to adjoining properties providing alternative access to a Pedestrian-Friendly
or General Frontage.
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Image illustrating the a sampleappropriate design of retail/restaurant drive-throughs (Corner Lot), other designs
may also meet standards
Image illustrating the appropriate design of retail/restaurant drive throughs (Interior Lot)
(e) All off-street loading, unloading, and trash pick-up areas shall be located along
alleys or General Frontages only unless permitted in the specific building form and
development standards in Section 6 of this code. If a site has no General frontage or
Alley access, off-street loading, unloading, and trash pick-up areas may be permitted
along a Pedestrian-Friendly or Spine Road Frontage.
(f) All off-street loading, unloading, or trash pick-up areas shall be screened using a
Street Screen that is at least as tall as the trash containers and/or service equipment.
The Street Screen shall be made up of (i) a living screen or (ii) a combination living
and primary building material screen.
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7.8 Design of Parking Structures
(a) All ground floors of parking structures located on Pedestrian Priority frontages shall
be built to Commercial Ready standardsbe constructed in order to accommodate
ground floor retail/commercial uses to a minimum depth of 24 feet.
(b) To the extent possible, the amount of Pedestrian Priority frontage devoted to a
parking structure shall be minimized by placing the shortest dimension(s) of the
parking structure along the Pedestrian Priority frontage edge(s) (see Figures 7-8 for
illustrations below).
Figures 7-8 Allowed Parking Garage Configurations
(c) Where above ground structured parking is located at the perimeter of a building with
Pedestrian Priority Frontage, it shall be screened in such a way that cars on all
parking levels are completely screened from view (see Figures 7-9 for illustrative
images). Architectural screens shall be used to articulate the façade, hide parked
vehicles and shield lighting. Parking garage ramps shall not be visible from any
Pedestrian Priority Frontages. Ramps shall not be located along the exterior
perimeter of the parking structure.
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Figures 7-8 Illustrative Examples of Parking Garage Screening
(d) Ground floor façade treatment (building materials, windows, and architectural
detailing) shall be continued to the second floor of a parking structure along all
Pedestrian Priority Frontages (see Figures 7-9).
Figures 7-9 Images showing required façade treatment of parking garages along
Pedestrian Priority Frontages
(e) When parking structures are located at street intersections, corner emphasizing
elements (such as towers, pedestrian entrances, signage, glazing, etc.) shall be
incorporated.
(f) Parking structures and adjacent sidewalks shall be designed so pedestrians and
bicyclists are clearly visible (through sight distance clearance, signage, and other
warning signs) to entering and exiting automobiles.
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Images showing appropriate design of Parking Structures
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8.0 Street Design Standards
8.1 Purpose and Intent: The Master Plan Vision for the TRC recognizes the importance of
providing adequate public infrastructure, which includes an ultimate Street Network that
maximizes connectivity, and other needed infrastructure to serve the vision for redevelopment
within the Plan Area.
Street design and connectivity is envisioned to support and balance automobile, bicycle, and
walking trips in addition to becoming the “living” space for development. The “living” nature
of streets will not only serve private redevelopment, but the community at large and the
people who live in and use it. This section establishes context sensitive standards for Street
Design and Connectivity.
8.2 Street Designation Categories: In order to service multiple modes of transportation within an
appropriate redevelopment context, streets within the TRC are designated under two (2)
major categories:
(a) Street Classification: The Street Classification designation establishes standards for the
actual cross-section of the street itself. The Street Classification includes information on
automobile, bicycle, pedestrian, and parking accommodation. It typically addresses the
space allocation within the public right-of-way and its emphasis towards different
modes of transportation. TCAAP Regulating Plan (Attachment 1) identifies the Street
Classification designations within the Plan Area and Attachment 5 provides cross sections
for the different Street Classifications.
(b) Street Network: In addition to Street Classification designations, Streets are also
identified as either Required or Recommended streets to implement the ultimate street
network in the Master Plan Vision. The Regulating Plan (Attachment 1) illustrates the
Recommended Street Network within the TRC.
1. Required Streets – these are mainly existing, improved or new streets that are
needed to implement the ultimate street network envisioned in the Vision for the
TRC. They shall be mandatory at the time of redevelopment including the
requirement to dedicate right-of-way as identified in the Regulating Plan. The
alignment of new Required Streets may be modified per Permitted Adjustments in
Section 3.3 of this Code.
2. Recommended Streets – these are new streets that are non-mandatory and only
indicate the likely locations for new streets and blocks. Recommended Streets may
be substituted by pedestrian passages (see Attachment 3), alleys, or public cross-
access easements based on the specific redevelopment context. Neighborhood
streets should be required to be consistent and constructed flush with the surrounding
sidewalk network.
8.3 Project Circulation Plan: A Project Circulation Plan must be submitted with a site plan or
subdivision application (whichever comes first) for an area of four (4) acres or larger that is
subject to the requirements of this section. The Project Circulation Plan shall be developed and
reviewed for its consistency with this section and the Regulating Plan, which illustrates
proposed locations for new and improved streets within the Plan Area. Required streets on
the Regulating Plan shall be mandatory and their alignments may be adjusted per Section 3.3
Permitted Adjustments.
(a) A Project Circulation Plan must demonstrate:
1. How the proposed circulation meets the intent of the Master Plan Vision for
redevelopment of TCAAP;
2. How the on-site circulation system integrates with existing and planned streets,
bicycle and pedestrian facilities, and trails in the surrounding area;
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3. How new street alignments conform with the Regulating Plan or how modifications
from the Regulating Plan, in terms of street placement, alignment, and design are
consistent with the intent of this Code;
4. How new street design conforms with the street cross section standards in Attachment
5;
5. How the plan considers all modes of transportation including walking, biking, and
automobiles; and
6. How the plan provides adequate linkages between different destinations within the
Plan Area.
(b) For a subdivision, a private restrictive covenant depicting the project circulation plan
shall be recorded and referenced on the preliminary plan or final platFor a subdivision,
a private restrictive covenant depicting the project circulation plan shall be recorded
and referenced on the plat. The covenant may be amended if the JDA approves a
revision to the Project Circulation Plan as authorized under this section.
(c) Approvals: A Project Circulation Plan may only be reviewed approved and approved
by the JDA under the requirements of this section..
1. Project Circulation Plan shall create interconnected blocks bounded by streets to the
extent feasible. The JDA may approve a Project Circulation Plan containing blocks
bounded by Highway Right-Of-Way, subdivision boundary lines, or natural and
infrastructure features if no reasonable alternatives are available.
2. When required, Rrevisions to the Project Circulation Plan may be approved by the
JDA after considering the circulation characteristics of a proposed development
plan, the need for access to adjoining properties, phasing of a larger-scaled
project, and the context of surrounding development.
3. The JDA, with the recommendation of the Arden Hills Public Works and Community
Development Departments, may waive the requirement for a Project Circulation
Plan through the Permitted Adjustment process. This is permitted if the JDA finds
that a plan is not necessary due to the nature of the proposed development on the
site, the existence of surrounding incompatible development, or other factors unique
to the property which make strict compliance unfeasible.
4. A subdivision or site plan may not be approved if the Project Circulation Plan is not
approved. The JDA’s decision disapproving a Project Circulation Plan is subject to
appeal by the applicant under the requirements of Section 1355 of the AHC.
5. Joint Access and Public Cross-Access Easements: If necessary to ensure access
management goals along the Spine Road and to meet the intent of the
recommended alley/public cross-access easements as indicated on the Regulating
Plan, the JDA may require joint use driveways or public cross-access easements
within the site to adjacent properties and/or easements.
8.4 Street Standards: Attachment 5 shall establish standards for all elements within the public
right-of-way including travel lane(s), on-street parking, bicycle accommodation,
streetscape/parkway standards, and sidewalk standards. The process and standards in the
Arden Hills TCAAP Public Street Guidelines shall apply to the extent that they do not conflict
with the design and context standards in Attachment 5 and the Master Plan Vision for streets
in TCAAP. Landscaping within the public right-of-way shall be per standards in Section 10 in
the TRC. Attachment 5 provides recommended cross sections for public streets within the TRC
based on available right-of-way and intended development context per the Master Plan
Vision.
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9.0 Open Space Standards
9.1 Open Space Approach: The Master Plan Vision for TCAAP recognizes the importance of
providing a network of open spaces with a multitude of passive and active recreational
opportunities. These opportunities are to be accommodated in a variety of spaces ranging
from large scale open spaces to small scale pocket parks located within the Plan Area. The
open space network will be serviced by an interconnected network of trails and paths for
pedestrians and bicyclists alike, providing desired amenities for future residents and visitors
alike.
The approach to Open Space facilitates the implementation of the Master Plan Vision for the
TRC. This vision for redevelopment is based on the City of Arden Hills’ goal to create a
comprehensive, maintained and interconnected system of parks, pathways and open spaces,
as well as a balanced program of recreational activities for residents of all ages, incomes and
abilities. The Open Space approach recognizes that the development context, with varying
density and building types, is required to ensure quality open spaces that serve both
recreational and placemaking goals of the Master Plan.
9.2 Required Open Space Designations: This section establishes standards for Open Space
within the TRC. The TRC Regulating Plan (Attachment 1) designates areas for required Open
Spaces within the TRC. The detailed Open Space Standards for each type are included in
Attachment 3. These standards include general character, design, typical size, frontage
requirements, and typical uses.
(a) Required Open Spaces are the areas shown on the Regulating Plan with specific
locations of future Open Spaces (including parks, plazas, greens, and squares). These
spaces have been identified on the Regulating Plan due to the certainty of their location
within the context of the overall Plan Area. Such required spaces shall be publicly
accessible open spaces. The specific location of parks, particularly in the Hill and Creek
neighborhoods, are likely to change based on developer input, but will need to include
amenities identified in the TCAAP Master Parks Plan.
9.3 Water Infrastructure Designation: The Natural Resources Corridor within the TCAAP Site
Redevelopment will be designed with the goal of maximizing compatibility and functionality
of regional storm water, wetland mitigation, the Rice Creek re-meander, floodplain
restoration, and groundwater requirements. An additional goal is to provide visual and active
and passive recreational features to support adjacent land uses.
9.4 Permeable Area Requirement:
(a) All development is required to maintain a permeable ground area per Table 9-1. In
limited areas, the JDA may grant flexibility on these requirements in accordance with
MPCA guidelines.
Table 9-1 Permeable Area Requirements
(b) Permeable ground area shall be on-site within the parcel limits of the development.
(c) Up to 100% of Private Common Open Space may count towards the permeable ground
area if the materials and ground cover for the Private Common Open Space meets the
standards of permeability.
District Min Pervious Lot Area
Neighborhood 40%
Transition 20%
TC, Retail, Office 10%
Flex Office/CC 25%
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(d) Street screening for parking lots that utilize vegetative screening may count towards the
permeable ground area requirements.
(e) Permeable materials include:
i. Any natural vegetation or landscaping that allows direct water infiltration
ii. Permeable paving materials designed and engineered to allow direct water
infiltration. Any new material not listed in any best practice guides for permeable
paving will be evaluated and considered by Community Development Staff and
may be permitted with Permitted Adjustment from the JDAAny new material not
listed in any best practice guides for permeable paving will be evaluated and
considered by CD Staff and may be approved by the JDA. Permeable paving
materials shall not count towards more than 20 percent of the total permeable
area requirements.
iii. Any material that requires a sheet flow and collection system for water infiltration
shall not be considered permeable cover.
(f) Design and placement:
i. In Town Center, Retail Mixed-Use and Office Mixed-Use Zones, permeable area
that is adjacent or visible from the public right-of-way shall be designed in context
with the public realm and not interrupt the urban walkable form of the public
realm. An interruption may be considered any design that blocks pedestrian
walkability and clear zones, blocks views of entryways and windows, or blocks
access to any ingress/egress of a building.
ii. In the Neighborhood Transition, Neighborhood, Flex Office or Campus Commercial
Zones, any yard or buffer space on site shall be designed in context to the primary
building(s) and shall not block views or ingress/egress access to the buildings.
9.5 Open Space Classification: For the purposes of this Code, all open space shall fall into one of
the following 3 major classes.
(a) Public Open Space: Open air or unenclosed to semi-unenclosed areas intended for
public access and use and are located per the Regulating Plan (Attachment 1). These
areas range in size and development and serve to compliment and connect surrounding
land uses and code requirements.
(b) Private Common Open Space: A privately owned outdoor or unenclosed area, located
on the ground or on a terrace, deck, porch, or roof, designed and accessible for outdoor
gathering, recreation, and landscaping and intended for use by the residents,
employees, and/or visitors to the development. This may or may not be accessible to
the public, but shall be maintained privately.
(c) Private Personal Open Space: A privately owned outdoor or unenclosed area, located
on the ground or on a balcony, deck, porch, or terrace and intended solely for use by
the individual residents of a condominium or multi-family dwelling unit.
9.6 Open Space Requirements
(a) All non-residential development shall provide 4.0 sq.ft. of Private Common Open Space
for every 100 sq. ft. of non-residential space or fraction thereof. This standard shall
only apply to all site plans two (2) acres in size or larger.
(b) All residential development of five (5) attached dwelling units [JH1]or more, on a single
parcel, shall meet the Private Common Open Space standards established in this
Section. Table 9-2 establishes the private common open space requirement based on
the proposed intensity of residential development.
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Table 9-2 Private Common Open Space Requirements
Residential Density
(dwelling units per acre)
Private Common Open Space Standard Proposed
(area of private common space per dwelling unit)
0 – 4 DU / acre Not required
5 – 19 DU / acre Provide minimum of 160 sf per dwelling unit
20 – 29 DU / acre Provide minimum of 120 sf per dwelling unit
30 – 39 DU / acre Provide minimum of 80 sf per dwelling unit
40 – 79 DU / acre Provide minimum of 60 sf per dwelling unit
More than 80 DU / acre Provide minimum of 40 sf per dwelling unit
(c) All residential development with seven (7) or more attached units within the TRC shall
also meet the Private Personal Open Space standards established in this Section. Table
9-3 establishes the Private Personal Open Space requirement based on the proposed
intensity and type of residential development. Nursing Home and Assisted Living
residential uses and Live-work units are exempted from Private Personal Open Space
requirements.
Table 9-3 Private Personal Open Space Requirements
Residential Density
(dwellings per acre)
Private Personal Open Space Standard Proposed
7 - 19 DU / acre Ground floor units located on a Pedestrian Friendly or Pedestrian Priority Frontage: all dwelling units shall have private
personal open space including one of the following: Porch, Stoop, Patio, or Deck or combination
Upper floor units: 60% of all dwelling units shall have a balcony.
20 – 29 DU / acre Ground floor units located on a Pedestrian Friendly or Pedestrian Priority Frontage: all dwelling units shall have one of the
following: Porch, Stoop, Patio, or Deck
Upper floor units: 60% of all dwelling units shall have a Balcony.
30 or greater DU / acre-
39 DU / acre
Ground floor dwelling units located on a Pedestrian Friendly or Pedestrian Priority Frontage: All units shall include one of the
following: Porch, Stoop, Patio, or Deck
Upper floor dwelling units: 50% of all upper dwelling units shall have a Balcony.
(d) Attachment 3 shall provide the palette of open/civic space types.
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10.0 Streetscape and Landscape Standards
10.1 Sidewalks. Public sidewalksPublicly accessible sidewalks are required for all development under
this code and shall meet the standards of Table 10-1 and shall be based on the Street
Classification per Attachments 5. The minimum sidewalk width requirement shall apply
regardless of the available right-of-way. If necessary to meet the required sidewalk width, the
sidewalk shall extend onto private property to fulfill the minimum requirement, with a
permanent public access easement provided. Sidewalks shall consist of two (2) zones: a
planting zone located adjacent to the curb, and a clear zone (see Figures 10-1).
(a) Planting Zone: The planting zone is intended for the placement of street trees, if
required, and street furniture including seating, street lights, waste receptacles, fire
hydrants, traffic signs, newspaper vending boxes, bus shelters, bicycle racks, public utility
equipment such as electric transformers and water meters, and similar elements in a
manner that does not obstruct pedestrian access or motorist visibility (see Figure 10-1).
This zone may be planted with vegetation along the street or paved to match the grade
of the clear zone. Landscaping and streetscaping shall follow the City of Arden Hills
Street Design Manual for details and process.
(b) Clear Zone: The clear zone shall be hardscaped, shall be located adjacent to the
planting zone, shall comply with ADA and Minnesota Accessibility Code and shall be
unobstructed by any permanent or nonpermanent element for the required minimum
width and a minimum height of eight (8ten (10) feet (see Figure 10-1). Accessibility is
required to connect sidewalk clear zones on adjacent sites.
(c) Fee In-Lieu Option: An applicant may opt to pay a proportional fee in-lieu for the
required sidewalk if the development project is phased or the sidewalk improvements
need to match the timing of a programmed City capital project affecting that street
frontage.
Figures 10-1 Illustrations delineating the Streetscape Zone elements
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Table 10-1 Required Public Sidewalk Standards by Street Classification[JH2]Required Public and
Publicly Accessible Sidewalk Standards[BL3]
Street Classification Spine Road
(Various)
Town Street Collector Road
(Various)
Neighborhood
(Various)
Standard
Min. Streetscape Zone
width (includes planting
zone and clear zone)
(feet)
Varies 11’ (two-sides) 11’ (two-sides) 11’ (two-sides)
6’ (one-sided
sidewalk; planting
zone on side without
sidewalk)
Min. Planting Zone
width (feet)
Varies 6’ 6’ 6’
Min. Clear Zone (feet) Varies 5’ (within public
access easement)
5’ (within public
access
easement)
5’ (one-side min.)
Street Trees Required
(see Section11.2 for
standards)
Yes Yes Yes Varies
10.2 Street Trees and Streetscape:
(a) Street trees shall be required per Attachment 5 within the Planting/Furnishings Zone.
(b) Street trees shall be centered within the Planting Zone and be planted a minimum of 3’
from the back of curb.
(c) Spacing shall be an average of 40 feet on center (measured per block face) along all
Streets as required by Attachment 5.
(d) The minimum caliper size for each tree shall be 3” and shall be a minimum of 12 feet in
height at planting. Each tree shall be planted in a planting area no less than 36 sq.
feet.
(e) Preferred RequiredPreferred street tree species are Oak, Maple, Linden, Hackberry, or
Birch or Aspen varieties and arrangement of species shall be interspersed in order to
prevent wholesale loss of street trees in the case of disease.
(f) Area between the building facade and property line or edge of existing sidewalk
along Pedestrian Priority Frontages shall be such that the sidewalk width shall be a
minimum of 10’ (with public access easement if necessary) with the remainder of the
setback area paved flush with the public sidewalk. Sidewalk cafes, landscaping within
tree-wells or planters may be incorporated within this area. (see Iillustration in Section
6.1)
(g) Placement of trees shall not impede the clear vision area as required in Section
1325.05, Subsection 1 of the AHC.
10.3 Single-Family Landscaping and Tree Requirements
(a) The following table sets the required trees and landscaping requirements for residential
per lot size:
Table 10-2 Single-Family Landscaping and Tree Requirements
Lot Size Requirement
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Less than 40 feet wide 40 percent of permeable area requirement shall be shrubbery or perennial; no on-site trees required.
40 feet wide to 75 feet wide 20 percent of permeable area requirement shall be shrubbery or perennial; 2 trees required on-site.
Over 75 feet wide 10 percent of permeable area requirement shall be shrubbery or perennial; 3 trees required on-site.
(f)
10.310.4 Screening Standards
(a) Street Screen Required: Any surface parking lot with frontage along a public right of
way shall be defined by a 3-foot high Street Screen (see Figure 10-2). Furthermore,
along all streets (except alleys), service areas and ground-mounted utility equipment
shall be screened in such a manner that the service area shall not be visible to a person
standing on the property line on the far side of the adjoining street (see Figure 10-3).
Required Street Screens shall be of one of the following:
The same building material as the principal structure on the lot or
A vegetative screen composed of shrubs planted to be opaque and evergreen at
maturitya minimum of 75 percent opaque at maturity, or
A combination of the two.
i. Street Screens cannot block any required sight triangles along a cross street or
driveway.
ii. Street Screens may include breaks to provide pedestrian access from any surface
parking or service area to the public sidewalk. Vegetative screening shall be
evergreen.
ii.
Figure 10-2 Illustration showing required Street Screen along all frontages
without a Building within the BTZ
(b) Screening of Roof Mounted Equipment: All roof mounted mechanical equipment (except
solar panels) shall be screened from view of a person standing on the property line on
the far side of the adjoining street (see Figure 10-3). The screening material used shall
be the same as the primary exterior building material used.
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Figure 10-3 Illustration showing required screening of roof and ground mounted equipment
10.410.5 Street Lighting: Street lighting should be provided on Spine, Town, Collector and Collector
with Trail roads. Refer to City Public Works Design Manual for lighting palette. The following
standards shall apply for pedestrian scale lighting:
(a) They shall be no taller than 30 feet.Vehicular lighting shall be a maximum of 30’ in
height and pedestrian-oriented lighting a maximum of 18’ in height.
(b) Street lights shall be placed at an average of 40 feet on center, approximately three
(3) feet behind the back of curb, aligned with street trees, and where street trees are
planted.
(c) The light standard selected shall be compatible with the design of the street and
buildings.
(d) All other standards for street lighting shall direct light downward or properly shielded
with ¾ or fully shielded fixtures to prevent glare and light.
(d)(e) High efficiency lighting, such as LED lamps, is required. pollution.
10.510.6 Exterior Lighting: All development in the TRC (including surface parking lots) with the
exception of Duplex, Single-Family Attached, Single-Family detached, Townhouse, and Two-
Family Residential Uses shall comply with the Exterior Lighting regulations in AHC Section
1325.
10.610.7 Street Furniture
(a) Street Furniture shall be placed within the Plantings/Furnishings Zone or within the front
setback area only. Benches and bike racks are recommended along all Pedestrian
Priority Frontages and will be placed in alignment with light poles and street trees.
(b) Trash receptacles shall be required for all development along Pedestrian Priority
Frontages. Trash receptacles should be placed at street corners. If development is
located mid-block, place the trash can near front entry.
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(c) All street furniture shall be located in such a manner as to allow a Clear Zone of a
minimum of six (6) feet in width. Placement of street furniture and fixtures shall be
coordinated with organization of sidewalks, landscaping, street trees, building entries,
curb cuts, signage, and other street fixtures.
(d) Materials selected for paving and street furniture shall be of durable quality and
require minimal maintenance.
10.710.8 Utilities
(a) All utility lines shall be underground.
(a)
Figure 10-8 Illustration showing preferred utility locations
within the Streetscape Zone, except on Spine Road.
(b) Locations on private property must be found for switchgear and transformer pads
needed to serve that property. Such locations shall be either along General Frontages
or at the side or rear of the property and screened from view of a person standing on
the property line on the far side of any adjoining street (see Figure 10-3).
10.810.9 Parking Lot Landscaping: All surface parking shall meet the standards for parking lot
landscaping in the AHC Section 1325.
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11.0 Sign Standards
11.1 Applicability: Except for sign types, sign dimensional standards, and as specifically listed
below, all other signage and sign standards shall comply with the AHC Chapter 12.
11.2 Prohibited Sign: The following types of Signs shall be prohibited in the TRC:
(a) Any sign that flashes, blinks, revolves, or is put into motion will not be permitted
except as allowed in TRC Section 11.16;
(b) Streaming or video signs or screens;
(c) Non-shielded LED or flood lights;
(d) Streamers and inflatable mascots;
(e) Portable or wheeled signs and advertising devices on the site other than sandwich
board signs and mounted menu signs permitted in Table 11-1; and
(f) Any additional prohibited signage in AHC Section 1230.02.
11.3 Sign Types Permitted: All development to which this Section is applicable shall comply
with the Sign Regulations in Table 11-1 below.
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Table 11-1 Permitted Sign Types by Character Zone
LEGEND
Campus Commercial
Town Center
Retail Mixed Use
Office Mixed Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
Permanent Signs
HIGHWAY
MONUMENT
SIGN
OMU
A sign not attached to a
building, but
permanently supported
by a structure extending
from the ground and
permanently attached to
the ground.
11.4
CORRIDOR
MONUMENT
SIGNS
A sign not attached to a
building, but
permanently supported
by a structure extending
from the ground and
permanently attached to
the ground. A Corridor
Monument sign shall be
smaller than a Highway
Monument Sign.
11.5
CC TC RMU OMU
FO NT NB
CC
RMU
OMU
FO
CC
RMU
OMU
FO
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LEGEND
Campus Commercial
Town Center
Retail Mixed Use
Office Mixed Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
BUILDING
IDENTITY
SIGN
CC
A Wall Sign attached to
the upper floor of a
multiple story building or
parapet of single tenant
one-story building that
provides identification of
the entire building. (May
be used instead of the
Building Projecting Sign)
11.6
STOREFRONT/
TENANT WALL
SIGNS
Wall Sign attached to a
retail storefront or sign
band area directly
adjacent to the retail
storefront within a multi-
tenant building. (May be
used instead of a Tenant
Canopy Sign)
11.7
BUILDING
PROJECTING
SIGNS
Wall Sign that extends a
distance of more than
18” perpendicular from
the building façade.
Sign is placed on the
upper floors of a multiple
story building. (May be
used instead of the
Building Identity Sign)
11.8
CC TC RMU OMU
FO NT NB
CC
RMU
OMU
FO
TC
CC
RMU
OMU
TC
CC
RMU
OMU
FO
TC
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LEGEND
Campus Commercial
Town Center
Retail Mixed Use
Office Mixed Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
ROOF SIGNS Not permitted A sign installed over or
on the roof of a building.
TENANT
CANOPY
SIGNS
A sign mounted to a
canopy or awning that is
within or directly
adjacent to a retail
storefront. (May be used
instead of a
Storefront/Tenant Wall
Sign)
11.9
TENANT
BLADE SIGNS
Wall Sign that extends a
distance more than 18”
perpendicular from the
building façade and is
oriented towards the
sidewalk. Sign is
mounted to a retail
storefront or may be
mounted under a canopy.
11.10
CC TC RMU OMU
FO NT NB
CC
RMU
OMU
FO
TC
NT
RMU
OMU
TC
NT
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LEGEND
Campus Commercial
Town Center
Retail Mixed Use
Office Mixed Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
WINDOW
SIGNS
A sign mounted to or
intended to be seen
through a window.
11.11
DIRECTIONAL
SIGNS
A vehicular sign with
directional information
intended to direct visitors
to various destinations
within a larger
development with
multiple buildings.
11.12
DIRECTORY
SIGNS
A pedestrian oriented
sign containing a listing
and or map of the
tenants and destinations
within an area, block,
building or development.
11.13
CC TC RMU OMU
FO NT NB
CC
RMU
OMU
FO
TC
CC
RMU
OMU
FO
TC
CC
RMU
OMU
FO
TC
NT
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LEGEND
Campus Commercial
Town Center
Retail Mixed Use
Office Mixed Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
SANDWICH
BOARD AND
MOUNTED
MENU SIGNS
A temporary sign with
two connected faces
usually arranged back to
back.
A temporary or
permanent pole or wall
mounted sign that
displays a restaurant
menu.
11.14
ADDRESS
SIGNS
All
A sign containing only the
lot, building or retail
tenant address.
11.15
CC TC RMU OMU
FO NT NB
CC
RMU
OMU
TC
NT
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LEGEND
Campus Commercial
Town Center
Retail Mixed Use
Office Mixed Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
MARQUEE
SIGN
A sign placed over the
entrance to a theatre or
other public gathering
venue. It has signage
stating either the name
of the establishment or, in
the case of theatres or
other public venues, the
name of the event, artist,
and other details of the
event appearing at that
venue. The marquee is
often identifiable by a
surrounding cache of
light bulbs, usually yellow
or white, that flash
intermittently or as
chasing lights. Marquee
signs may often be
combined with Building
Projecting signs.
11.16
Temporary Signs
BANNERS
A temporary fabric or
vinyl sign hung from a
building façade.
11.17
CC TC RMU OMU
FO NT NB
RMU
TC
CC
RMU
OMU
FO
TC
NT
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LEGEND
Campus Commercial
Town Center
Retail Mixed Use
Office Mixed Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
TEMPORARY
CONSTRUCTION
SIGNS
All
A temporary sign
mounted to a construction
fence that announces a
new business or
construction project.
11.18
CC TC RMU OMU
FO NT NB
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11.4 Highway Monument Sign
Location Standards
(a) I-35W and Hwy 10
Frontages only
a.Located within 60 ft. of the edge of I-35W or Hwy 10.
b. Maximum height of 30 ft. above the street pavement grade of
the elevated portion of the highway.
c. Maximum total sign face area of 400 sq. ft (cumulative of all
surfaces). Sign face may be divided into multiple segments.
Area between segments does not count toward sign face area.
d. One sign allowed for lots with at least 1,000 ft. of highway
frontage. Two signs permitted for frontages greater than 1,000
ft. Signs to be a minimum of 1,000 ft. apart.
11.5 Corridor Monument Sign
Location Standards
(a) All per zoning
district permitted
i. Maximum area of 0.7 sq. ft. for each linear foot of street
frontage with a maximum of 150 sq. ft. for multi-tenant signs.
ii. Corridor Monument Sign not permitted for single-tenant
buildings, instead multiple single tenants should be combined
onto one (1) Corridor Monument Sign.
iii. One per lot. For lots with a total street frontage greater than
500 ft., two (2) signs are permitted. Signs must be a minimum of
400 ft. apart.
iv. For lots fronting two streets, one sign is permitted on each street.
v. Maximum height of 12 ft. above frontage street pavement
grade.
vi. Monument structure shall include a base, frame, and cap around
the sign area. Material shall be the same as the principal
structure on the lot.
vii. Maximum total area shall not exceed 1.5 times the permitted
sign copy area of a sign.
11.6 Building Identity Sign
Location Standards
(a) I-35W, Hwy 10 and
MN-96 Frontages only
i. May be used for single tenant commercial, office or institutional
buildings only (multiple tenant building shall be subject to 11.7
below).
ii. May be used instead of a Building Projecting Sign or a Roof Sign
iii. Maximum area of 200 sq. ft. or 15% of the façade area,
whichever is less.
iv. Mount in upper third of the facade.
(b)
All frontages other than
I-35W, Hwy 10 and
MN-96
i. May be used for single tenant commercial, office or institutional
buildings only (multiple tenant building shall be subject to 11.7
below).
ii. May be used instead of a Building Projecting Sign
iii. Maximum area of 150 sq. ft. or 10% of the façade area,
whichever is less.
iv. Mount in the upper third of the facade
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11.7 Storefront/Tenant Wall Sign
Location Standards
(a) IH-35W, Hwy 10 and
MN-96 Frontages only
i. May be used for multiple tenant commercial, office or institutional
buildings only (single tenant building shall be subject to 11.6
above).
ii. May be used instead of a Tenant Canopy Sign
iii. May be located on the ground floor façade only (sign to be
mounted below 25 feet as measured from finished grade outside
the facade).
iv. One sign per tenant space; area to be calculated at 2 sq.ft. per
linear foot of tenant space façade along the building’s frontage
up to a maximum of 150 sq.ft.
v. Sign to be located between demising walls of leased storefront.
vi. Sign shall not overlap architectural features like window lintels,
canopy support points, coping, etc.
vii. Wall sign may encroach, a maximum of 12”, on to a sidewalk
while maintaining a vertical clearance of 8 ft. from the finished
sidewalk if it is non-illuminated and 11 ft. from the finished
sidewalk if it is illuminated.
viii. Building signs may be internally or externally lit.
(b)
All frontages other than
IH-35W, Hwy 10 and
MN-96
i. May be used for multiple tenant commercial, office or institutional
buildings only (single tenant building shall be subject to 11.6
above).
ii. May be used instead of a Tenant Canopy Sign
iii. May be located on the ground floor façade only (sign to be
mounted below 25 feet as measured from finished grade outside
the facade).
iv. One sign per tenant space; area to be calculated at 1.5 sq.ft.
per linear foot of tenant space façade along the building’s
frontage up to a maximum of 100 sq.ft.
v. Sign to be located between demising walls of leased storefront.
ix. Sign shall not overlap architectural features like window lintels,
canopy support points, coping, etc.
vi. Wall sign may encroach, a maximum of 12”, on to a sidewalk
while maintaining a vertical clearance of 8 ft. from the finished
sidewalk if it is non-illuminated and 11 ft. from the finished
sidewalk if it is illuminated.
vii. Building signs may be internally or externally lit.
viii. Live-Work and Home occupations: One sign limited to an area of
30 sq. ft. max.
11.8 Building Projecting Signs
Location Standards
(a)
All per zoning
district permitted
i. Building Projecting sign may be permitted in place of a Building
Identity Sign.
ii. Maximum area of 200 sq. ft. or 15% of the façade area,
whichever is less
iii. Will not obstruct any pedestrian or vehicular way (vertical
clearance of 10 ft. from the finished sidewalk if it is non-
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illuminated and 11 ft. from the finished sidewalk if it is
illuminated).
iv. Sign may project no more than 50% of the width of the sidewalk
or six (6) ft. from building façade line (whichever is less).
v. Sign may not extend above building parapet line or eaves line.
vi. Maximum of one per façade
vii. Signs must be constructed of durable materials. Impermanent
materials, such as canvas or flexible vinyl, are not allowed.
11.9 Tenant Canopy Sign
Location Standards
(a)
All per zoning
district permitted
i. May only be used instead of a Storefront/Tenant Wall Sign.
ii. One sign per tenant space; area to be calculated at 1.5 sq.ft.
per linear foot of tenant space façade along the building’s
frontage up to a maximum of 100 sq.ft.
iii. Sign to be located between demising walls of leased storefront.
iv. Sign shall not extend beyond outermost edges of canopy.
v. Signs are to be mounted over the canopy, on the face of a
canopy or over any awnings
11.10 Tenant Blade Sign
Location Standards
(a)
All per zoning
district permitted
i. One Blade sign per tenant space
ii. May be located on the ground floor façade only (sign to be
mounted below 15 feet as measured from finished grade outside
the facade)
iii. Maximum area of 15 sq. ft.
iv. Will not obstruct any pedestrian or vehicular way. Minimum
vertical clearance of ten (10) ft. from the finished sidewalk if it is
non-illuminated and 11 ft. from the finished sidewalk if it is
illuminated.
v. Sign may project no more than three (3) ft. from building wall or
a distance equal to 50% of the width of the abutting sidewalk
(whichever is less).
11.11 Window Sign
Location Standards
(a) All per zoning
district permitted
i. No permit is required for small-scale (under 1.0 sq. ft. in total
area) signs placed at the pedestrian eye level. These exempted
signs include: tenant logo and name, website or other social
media address store hours and address, and public safety decals
as required by applicable codes or government regulations.
ii. Window signs include any signage attached to the storefront
glazing or located on storefront interior within three (3) ft. of the
storefront and intended to be viewed from the storefront exterior.
iii. Maximum area of 25% of overall glazed storefront, including
doors.
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11.12 Directional Signs
Location Standards
(a) All per zoning
district permitted
i. Permitted only for multi-tenant commercial and mixed-use
developments with multiple building within one development.
ii. Applies only to signs located at lot entrances accessible from
public streets.
iii. Maximum size of 60 sq. ft.
iv. Maximum height of eight (8) ft. above frontage street pavement
grade.
v. One sign permitted per development entrance. Maximum of two
(2) signs per street frontage.
vi. Signs located on interior of site and not intended to be viewed or
utilized by traffic on public streets do not require a permit.
11.13 Directory Signs
Location Standards
(a) All per zoning
district permitted
i. Signs located on interior of lot and not intended to be viewed or
utilized by traffic on public streets do not require a permit. In
such cases, any sign lettering or logos used must be less than 2”
(max.).
11.14 Sandwich Board and Mounted Menu (Temporary and Permanent) Signs
Location Standards
(a) All per zoning
district permitted
i. Permitted only for retail, service, or restaurant tenants.
ii. Maximum area of 8 sq. ft. per sign face
iii. Maximum height of 4 ft.
iv. One per storefront.
v. Sign shall not interfere with any pedestrian way and a minimum
of 5 ft. of sidewalk shall remain clear.
vi. Chalkboards may be used for daily changing of messages.
Reader boards (electronic and non-electronic) shall be prohibited.
vii. Sandwich Board Signs and temporary Mounted Menu Signs shall
be removed every day after the business is closed.
11.15 Address Signs
Location Standards
(a) All per zoning
district permitted
i. Allowed per AHC Section 1230.01 – Subsection 3.
11.16 Marquee Signs
Location Standards
(a) All per zoning
district permitted
i. Permitted for theatres, auditoriums, and other public gathering
venues of 100 persons or more;
ii. Marquee signs shall be attached to the building or located above
or below a canopy only;
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iii.Area = 100 sq ft. maximum;
iv. Message board may be changeable copy (non-electronic).
v. Electronic message boards may be permitted with a Permitted
Adjustment.
11.17 Banners
Location Standards
(a) All per zoning
district permitted
i. Maximum area of 150 square feet or 10% of the façade area,
whichever is less.
ii. For multi-tenant buildings, individual tenant banners shall not
exceed the width of the tenant bay.
iii. Banners shall only be permitted on a temporary basis for a
maximum period of 30 days per calendar year. Upon review of
need by Community Development Department, an extension or
additional time may be granted with submittal of a new
application.
11.18 Temporary Construction Signs
Location Standards
(a) All per zoning
district permitted
i. Must be attached to a part of a temporary construction fence.
11.19 For Sale/Lease Signs
Location Standards
(a) All per zoning
district permitted
i. Allowed per AHC Section 1250.02 – Subsection 5.
11.20 Additional Standards
a. Signs located on interior of a lot and not intended to be viewed or utilized by traffic
on public streets do not require a permit.
b. Retail, service, and restaurant business that wrap a building corner creating two or
more storefronts will be permitted to place signs on each storefront.
c. Encroachments into public right-of-way shall not be permitted. See section 6.1(i) for
standards for encroachments over required setback areas.
TCAAP Redevelopment Code
ATTACHMENTS
DRAFT
October NovemberFebruary 20145
Table of Contents
1: Regulating Plan
2: Illustrative VisionTCAAP Master Plan
3: Palette of Open Space Types
4: Site PlanDevelopment Review Chart
5: Street Cross Sections
6: Street Type Plan
7: Audubon Minnesota Bird-Safe Building Guidelines