HomeMy WebLinkAbout04-13-15-WSAGENDA ITEMS
Rice Creek Commons Aka TCAAP
Jill Hutmacher, Community Development Director
Michael Lamb, Kimley -Horn
Mark Ruff, Ehlers
Stacie Kvilvang, Ehlers
MEMO.PDF, ATTACHMENT.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Robert Woodburn
Special City Council
Work Session Agenda
April 13, 2015
5:30 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651 -792 -7800
Website :
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting, strong residential
neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our
long -standing tradition as a desirable City in which to live, work, and play.
CALL TO ORDER
1.
1.A.
Documents:
2.
Page 1 of 2
DATE: April 13, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Jill Hutmacher, Community Development Director
SUBJECT: Rice Creek Commons (TCAAP) – Fit Test Option 2
Fit Test
Kimley-Horn has completed work on the second part of the Fit Test. A memo describing the
assumptions used for Option 2 as well as general recommendations is attached. During the Fit
Test, Ramsey County and Kimley-Horn consulted with Maxfield Research on residential market
trends. A letter summarizing Maxfield’s guidance is attached. Mark Ruff, Ehlers, has provided
a comparison of assessed tax values in Options 1 and 2.
Financial Analysis
Stacie Kvilvang, Ehlers, has updated the City financial model based on current cost estimates for
pre-development work, trunk utilities and storm water, and parks. A memo describing costs,
fees, and financing mechanisms and detailed spreadsheets are attached.
TCAAP Redevelopment Code
At the February 24, 2015, special work session, the Council made revisions to the draft TCAAP
Redevelopment Code (TRC). A clean copy of the draft TRC is attached as well as highlighted
pages where any change has been made.
Please note that a new Attachment 7 has been inserted which lists recommended color palettes
for all buildings. The color palettes are based on Sherwin Williams paints in the America’s
Heritage, Suburban Traditional, and Suburban Modern collections.
Attachments
Memo – Michael Lamb (Kimley-Horn); April 13, 2015
Letter – Mary Bujold (Maxfield Research); April 9, 2015
Fit Test Option 2 Layouts
Summary Comparison
Comparison of Tax Values
MEMORANDUM
Page 2 of 2
Presentation – April 13, 2015
Memo – Stacie Kvilvang (Ehlers); April 13, 2015
Fee Analysis
Draft TCAAP Redevelopment Code (TRC); April 2015
Highlighted changes to TRC
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Memorandum
Date:April 13, 2015
To:Jill Hutmacher, Arden Hills Community Development Director
Terry Maurer, Arden Hills Public Works Director
From:Michael Lamb, Kimley-Horn
Copy:Heather Worthington, Beth Engum, Ramsey County; Jon Horn, Kimley Horn
Subject:TCAAP TRC Design and Development Study
The purpose of this memo is to provide the City Council with an update regarding Option 2 of the TRC
Design and Development Study (also referred to as the “Code Fit Test”).
The study is organized around a two-step process. Step one (Option 1) focused on the design and layout of
each of three neighborhoods (Town, Creek and Hill) strictly adhering to the regulations and policies of the
TRC, as well as the land use guidance and development densities as supported by the Council on January
26, 2015. The second step (Option 2) is to prepare a “test” that also adheres to the TRC but in a way that
represents how development patterns and unit yields might be delivered more from a market-based
approach. This step was based on the following:
·A more flexible arrangement of density and units in each of the neighborhoods with some
developable areas increasing and other decreasing; total developable area (157.2 ac) is less
than Option 1 (158.2 ac) and the Land Use Plan (158.2).
·Response to market trends and context as provided by Maxfield Research regarding single
family residential, multi-family development and market characteristics in general.
·Inclusion of a broader range of lot sizes and building types.
·Increase of developable land in the Hill neighborhood; a decrease in the Town
·An increase in the RMU and open space in the Town
Option 2 Summary
·Option 2 totals 1588 units, a 7% increase over the Land Use Plan total of 1480.
·Overall density is 10.1 units to the acre and 19.7 units to the acre in the Town; Metropolitan
Council’s threshold for high frequency bus corridors is minimum 10 du/ac (area within a 5 minute
walk)
·The units are arranged over 157.2 acres using a variety of lot sizes (50’, 65’, 75’, 85’ and 90’ lots); a
response to market information provided by Maxfield Research.
·Other building types include cottage court, manor apartment, detached townhouse, attached
rowhouse and multi-family buildings.
·In both the Hill and Creek neighborhoods a majority of the land area is dedicated to 50’, 65’ and 75’
single family lots.
·Reduction of park space in the Hill neighborhood from 11.4 to 8.1 acres
·Single loaded residential streets were not included in the Hill and Creek neighborhoods (though it
may be a larger benefit to the collective public realm and long-term land values to employ this
street type in both neighborhoods).
General Recommendations
·Consider revisions to the land use density boundaries to better accommodate a development
pattern more consistent with the required frontages of the TRC (e.g., multi-family building locations
fronting the spine road and central green in the Town neighborhood) and achieve unit yield goals.
·Consider a broader (more flexible) range of units per acre allowed in some of the density zones to
provide greater flexibility and allow a wider variety of residential products; for example:
o NT-1 (6-12 du/ac)
o NT-2 (12-28 du/ac)
o NB-1 (0-3 du/ac)
o NB-2 (3-6 du/ac)
o NB-3 (6-12 du/ac)
·Consider a street and block pattern in the Town Neighborhood that is more consistent with the
requirements of the TRC; in particular the ‘central green’ should connect the spine road with the
Town Center park (east of the perimeter road) with a consistent width dimension (similar to what is
shown in Option 2).
·Consider more land area dedicated to Retail Mixed Use (RMU) district in the Town Neighborhood
(e.g., up to 4 acres) to accommodate commercial/office mixed use buildings and required parking.
Attachments
·Option 2 Layout – Creek
·Option 2 Layout – Hill
·Option 2 Layout – Town
·Option 2 Graphic Summary- All neighborhoods
·Option 2 Unit Count Summary spreadsheet
MAXFIELD RESEARCH INC.
April 9, 2015
MEMORANDUM
TO: Mr. Mark Ruff
Ehlers and Associates Inc.
FROM: Ms. Mary C. Bujold
Maxfield Research Inc.
Re: Considerations of number of units and overall density of the TCAAP Site
Maxfield Research Inc. has reviewed the “Option 1” and “Option 2” concepts that have been
generated by Kimley Horn for each of the neighborhood areas for the TCAAP property. Based
on some of our earlier suggestions, Option 2 shows slightly fewer housing units in the Town
neighborhood, but the Creek and Hill neighborhoods have had additional single‐family lots
added at varying lot widths and housing choices.
Our suggestion to increase the number of single‐family lots in the Creek and Hill neighborhoods
was based on what we are currently seeing out in the marketplace in terms of development for
single‐family homes. We continue to see significant market activity in the price points of
$400,000 to $600,000 and then additional market activity in the upper‐bracket homes of
$800,000 and above.
What we have noticed however, is that the vast majority of lot widths including those in the
upper price brackets are 90’ fee or less. Builders have commented that they are generally able
to build almost any type home on a lot that is 85’ in width. Lot depths range from about 120’ to
140’ feet.
Although multifamily products are expected to increase in demand over time and there is
currently a dearth out there for certain types of products, primarily the detached villa and
twinhome targeted to empty‐nesters, we are still not seeing significant density on large
acreages in suburban locations.
We are aware that additional density on the TCAAP site is desired and we believe justified for
future transit connections and for the ability to attract neighborhood goods and services that
are in walking distance.
Mr. Mark Ruff April 9, 2015
Ehlers and Associates, Inc. Page 2
MAXFIELD RESEARCH INC.
In large part, the preference among buyers is for more traditional neighborhood separation in
terms of product types and a gradual increase in density from single‐family to multifamily with
some buffering in between. As an example, single‐family with detached villas across the street
and then in a nearby neighborhood, increase again up to rowhomes or small condo buildings
followed by another separation for high‐density multifamily structures.
Buyers are encouraged by closer proximity to neighborhood goods and services and better
connections to public transit, but they also continue to desire other natural features such as
walking trails, parks and some privacy from their neighbors. We believe Option 2 meets the
balance between density that promotes opportunity for proximity to transit, retail, and jobs
with the comfort of traditional neighbhorhoods.
If you have questions regarding this information, please let me know.
Sincerely,
MAXFIELD RESEARCH INC.
Mary C. Bujold
President
0 150
Scale in Feet
300
Park
Pond Area
1. Attached Rowhouse based on Pulte “Enclave” at New
Brighton Exchange. Units range from 1,800-2,500 sf.
2. NB-2 lots loosely based on Pulte “Enclave” at New Brighton
Exchange and “Liberty on the Lake” small lot.
3. Open space connections along the AHATS boundary are a
minimum 50’ wide unless noted otherwise.
Option 2Creek Neighborhood Option 2
April 9 2015
TCAAP Site
Design & Development Study
75’ Lots Lot Type Units/Lots Area du/ac
NB-1 85’-90’ Lots 25 10.1 ac 2.5
NB-2 65’ Lots 76
NB-2 75’ Lots 16
NB-2 Subtotal 92 25.3 ac 3.6
NB-3 Detached Townhouse 32 4.7 ac 6.8
Total 149 41.5 ac 3.6
Right-of-Way 8.3 ac
Net 149 33.2 ac 4.5
Development Summary
Buildable Area by Lot Type
Land Use
Diagram
Notes:NB-2: 65’-75’ Lots
NB-1: 85’-90’ Lots
85’ Lot Area: 11,900 sf
90’ Lot Area: 12,600 sf
Building Height: 30 ft
65’: Lot Area: 8,450 sf
75’: Lot Area: 9,750 sf
Building Height: 30 ft
Lot Area: Varies
Building Height: 30 ft
NB-3: Detached Townhouse
Lot Area: Varies
Building Height: 30 ft
NB-3: Attached Rowhouse
0 200
Scale in Feet
400
Park
Park
Lot Area: Varies
Building Height: 30 ft
Lot Area: Varies
Building Height: 30 ft
Option 2 TCAAP Site
Design & Development StudyHill Neighborhood
April 9, 2015
7
5
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7
5
’
L
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Lot Type Units/Lots Area du/ac
NB-1 85’ Lots 16 5.6 ac 2.9
NB-2 75’ Lots 14
NB-2 65’ Lots 92
NB-2 Subtotal 106 28 ac 3.8
NB-3 50’ Lots 43
NB-3 Detached Townhouse 32
NB-3 Attached Rowhouse 129
NB-3 Manor Apartment 136
NB-3 Subtotal 340 32.5 ac 10.5
Total 462 66.1 ac 7.0
Right-of-Way 14.5 ac
Net 462 51.6 ac 9.0
Development Summary
Buildable Area by Lot Type
NB-3: 50’ Lots NB-3: Manor Apartments
NB-3: Detached Townhouse
Notes:
NB-2: 65’-75’ Lots
NB-3: Attached Rowhouse
Lot Area: 11,900 sf
Building Height: 30 ft
65’ Lot Area: 8,450 sf
75’ Lot Area: 9,750 sf
Building Height: 30 ft
Lot Area: 6,000 sf
Building Height: 30 ft
Lot Area: Varies
Building Height: 30 ft
NB-1: 85’ Lots
Land Use
Diagram
1. Attached Rowhouse based on Pulte “Enclave” at New
Brighton Exchange. Units range from 1,800-2,500 sf.
2. NB-2 lots loosely based on Pulte “Enclave” at New Brighton
Exchange and “Liberty on the Lake” small lot.
3. Detached Townhouse based on “Summit Hill” in Eagan.
Typical unit approx. 3,100 sf.
4. Park area reduced from 11.4 acres to 8.1 acres.
5. Open space connections along the AHATS boundary are a
minimum 50’ wide unless noted otherwise.
0 200
Scale in Feet
400
Park
Lot Area: Varies
Building Height: 40 ft
Lot Area: Varies
Building Height: 50 ft
Lot Area: Varies
Building Height: 40 ft
Lot Area: Varies
Building Height: 40 ft
Option 2 TCAAP Site
Design & Development Study
Buildable Area by Lot Type
Notes:
TC: Multi-family NT-1: Cottage Court
Town Neighborhood
April 9, 2015
1. Multi-family buildings calculated @ 85% efficiency; average of 970 sf/unit.
2. RMU area and “Town Green” open space increased; developed residential area = 50.1 ac
NT-1: Detached Townhouse NT-2: Rowhouse
Retail 30,000 sf
Office 30,000 sf
Development Summary
Lot Type Units Area du/ac
NT-1: Detached Townhouse 29
NT-1: Cottage Court 45
NT-1 Subtotal 74 12.3 ac 6
NT-2: Rowhouse 203 18.5 ac 11
TC/MF: Multi-Family 700 18.8 ac 37.2
Total 977 49.6 ac 19.7
Right of Way 14.9 ac
Net 977 34.7 ac 28.2
Land Use
Diagram
Creek
Town
Hill
0 250
Scale in Feet
500
Option 2 TCAAP Site
Design & Development StudyTCAAP
April 9, 2015
Development Summary
Land Use Plan Option 2
Town Units Area du/ac Units Area du/ac
TC (40 du/ac)680 17 ac 40.0 700 18.8 ac 37.2
NT-1 (6-9 du/ac)135 15 ac 9.0 74 12.3 ac 6
NT-2 (9-12 du/ac)270 22.5 ac 12.0 203 18.5 ac 11
Subtotal 1,085 54.5 ac 19.9 977 49.6 ac 19.7
Retail 30,000 sf
Creek
NB-1 (2 du/ac)50 25.1 ac 2.0 25 10.1 ac 2.5
NB-2 (2-4 du/ac)44 11 ac 4.0 92 25.3 ac 3.6
NB-3 (4-6 du/ac)33 5.4 ac 6.1 32 4.7 ac 6.8
Subtotal 127 41.5 3.1 149 41.5 ac 3.6
Hill
NB-1 (2 du/ac)29 14.6 ac 1.7 16 5.6 ac 2.9
NB-2 (2-4 du/ac)94 23.5 ac 4.0 106 28 ac 3.8
NB-3 (4-6 du/ac)145 24.1 ac 6.0 340 32.5 ac 10.5
Subtotal 268 62.2 ac 4.3 462 66.1 ac 7.0
Total 1,480 158.2 ac 9.3 1,588 157.2 10.1
TCAAP Design & Development Study March 30 2015 rev April 8 2015
Summary Comparison
Unit Count, Density & %Land Use Plan Option 1 Option 2
acres units du/ac %acres units du/ac %acres units du/ac %
Creek
NB -1 (2 du/ac)25.1 50 39.4%25.1 51 2 46.0%10.1 25 2.5 16.8%
NB-2 (2-4 du/ac)11.0 44 34.6%11 37 3.4 33.3%25.3 92 3.6 61.7%
NB-3 (4-6 du/ac)5.4 33 26.0%5.4 23 4.3 20.7%4.7 32 6.8 21.5%
Total 41.5 127 3.1 41.5 111 2.7 41.5 149 3.6
ROW -9.1 21.9%-8.3 21%
Net Density 32.4 111 3.4 33.2 149 4.5
Hill
NB -1 (2 du/ac)14.6 29 10.8%14.6 29 2 13.0%5.6 16 2.9 3.5%
NB-2 (2-4 du/ac)23.5 94 35.1%23.5 80 3.4 35.9%28 106 3.8 22.9%
NB-3 (4-6 du/ac)24.1 145 54.1%24.1 114 4.7 51.1%32.5 340 10.5 73.6%
Total 62.2 268 4.3 62.2 223 3.6 *66.1 462 7.0
ROW -15.1 24.3%-14.5 23.3%
Net Density 47.1 223 4.7 51.6 462 9.0
*total area increased; park area decreased
Town
TC/Multi-family (40 du/ac)17 680 62.7%17 680 39.9 69.1%18.8 700 37.2 71.6%
NT-1 (6-9 du/ac)15 135 12.4%15 111 7.4 11.3%12.3 74 6.0 7.6%
NT-2 (9-12 du/ac)22.5 270 24.9%22.5 193 8.6 19.6%18.5 203 11.0 20.8%
Total 54.5 1085 19.9 54.5 984 18.1 *49.6 977 19.7
ROW -12.6 23.2%-14.9 29.7%
Net density 41.9 984 23.5 34.7 977 28.2
*total area reduced for RMU & open space
Commercial/retail 2.7 40,800sf 4 30,000sf
Office na na 30,000sf
Total 158.2 1480 9.4 158.2 1318 8.3 157.2 1588 10.1
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TCAAP Design &
Development Study
City Council Work Session
April 13, 2015
Outline
i. Review methodology & approach
ii. Market background
iii. Review Option 2
Creek
Hill
Town
iv. Summary recommendations
v. Q & A
Potential Market Demand – MaxfieldResearch
Consider showing a few more units as twinhome-style as this product
has been very popular with empty-nesters and independent seniors.
Lot sizes are getting smaller, but in general homes are remaining the
same size. Builders are placing the same size home on a smaller lot.
The Creek neighborhood would be appropriate to consider larger lot
single-family
Configure the single-family lot sizes to what most of the national
builders are platting, which is generally lot widths of 65’ to 75’ wide.
Consideration should be given to both living and working on the Site.
Increasing density in neighborhoods may help to create better
economies of scale for transit investments.
1.Most
NB-1
NB-2
NB-3
NT-1
NT-2
NT-3
Creek
Hill
Town
Creek Neighborhood Option 2Option 1
Hill Neighborhood Option 2Option 1
Town Neighborhood Option 2Option 1
Summary Recommendations
Consider revisions to the land use density boundaries to better accommodate a
development pattern more consistent with the required frontages of the TRC (e.g., multi-
family building locations fronting the spine road and central green in the Town
neighborhood) and achieve unit yield goals.
Consider a broader (more flexible) range of units per acre allowed in some of the density
zones to provide greater flexibility and allow a wider variety of residential products; for
example:
–NT-1 (6-12 du/ac)
–NT-2 (12-28 du/ac)
–NB-1 (0-3 du/ac)
–NB-2 (3-6 du/ac)
–NB-3 (6-12 du/ac)
Consider a street and block pattern in the Town Neighborhood that is more consistent with
the requirements of the TRC; in particular the ‘central green’ should connect the spine road
with the Town Center park (east of the perimeter road) with a consistent width dimension
(similar to what is shown in Option 2).
Consider more land area dedicated to Retail Mixed Use (RMU) district in the Town
Neighborhood (e.g., up to 4 acres) to accommodate commercial/office mixed use buildings
and required parking.
Liberty on the Lake
Small lot SF
34 units
~ 4-6 units/ac gross
Typical lot 60 x 129
Assessed value =
$344,500
Market value =
$365,000
Memo
To: Patrick Klaers, City Administrator
From: Stacie Kvilvang
Date: April 13, 2015
Subject: City Financing and Fee Structure – TCAAP Public Improvements
Attached please find updated charts that include potential fee structure, funding sour ce and
risk to the City for various public improvement costs related to the redevelopment of
TCAAP.
Please note the following:
1. City Interfund Loans/Interim Financing of Predevelopment Costs (page 1 of
attachment)
a. Total predevelopment costs are estimated to be approximately $815,000
b. The City has approximately $500,000 in predevelopment costs that will be
repaid by a development fee paid on a per acre basis as land is sold
(approximately $1,440/acre). This does not include interest associated with
that cost so the fee will be increased to the appropriate level once we know
more about timing of future development.
c. The costs for preliminary and final design for the road and trunk utilities is
approximately $369,000 and will be assessed to the property as part of the
429 special assessment process. The City will be repaid as land is sold.
d. Cost to complete a utility rate study is approximately $20,000. This will be
completed to determine appropriate level of sewer, water and storm fees to
be charged to pay for the improvements will be paid from the utility fund.
2. Public Improvement costs (page 2 of attachment)
a. Total public improvement costs that the City would likely issue debt for is
approximately $15.313 million (principal amount)
b. Total development cost of the four (4) parks is approximately $7 million. It is
anticipated that the City would issue bonds to pay for the improvements and
for modeling purposes we have assumed a 10-year debt issue to reduce
interest borrowing costs and to closely mirror the timing of land sales and
development of housing units. The bonds would be repaid through park
City of Arden Hills
City Financing and Fee Structure – TCAAP Public Improvements
April 13, 2015
Page 2
dedication fees paid by the future property owners/developers (policy yet to
be established).
c. The trunk utilities associated with the Spine Road will cost approximately $2.4
million. Per the JDA, the City will issue bonds for the project and the bonds
will be repaid by special assessments levied against the property. We have
assumed a 10-year debt issue to closely mirror the timing of the majority of
land sales. However, the term and structure will be revised to accommodate
the County’s needs for the financing since they will be required to pay the
assessments until land is sold.
d. The new water tower and booster station will cost approximately $5.9 millio n.
It is anticipated that the City would issue bonds to pay for the improvements
and for modeling purposes we have assumed a 15-year debt issue to closely
mirror a longer time frame for land sales and development of the commercial
property. The bonds will be repaid from increased WAC charges that will be
paid as development commences (these will be determined through a utility
rate study).
e. The County is paying 100% of the costs associated with the storm water
ponding. They will be reimbursed for these costs through land sale proceeds,
assessments or a fee they impose on the property. If the City desires to have
a fountain or other similar amenities, they will be the responsibility of the City
to pay for (would be paid through utility fees).
3. Summary of Fees (Page 3 of attachment)
a. Park Dedication Fees - For purposes of illustration, we have provided a fee
breakdown based upon the number of units in the land use plan, the “fit test”
and the original minimum number that was discussed a year ago. As noted,
the likely fee structure would have to be option #3 or #4 because the per unit
rate charged to a housing unit in options #1 and #2 are not competitive within
the market place and place an undue burden on the housing developers (this
is why those options have an X through them).
b. SAC Fees – The City will collect the SAC Connection Credit (typically paid to
the Met Council) and retain it for use as appropriate within its utility fund
and/or can utilize it to assist with paying for park improvement costs or other
improvements the City deems appropriate. Estimates for these fees from the
development range from $4.3 million to $4.8 million (difference is in the range
of housing units constructed). In addition, it will also need to update the fee
structure for the City SAC fee (TBD through the utility rate study).
City of Arden Hills
City Financing and Fee Structure – TCAAP Public Improvements
April 13, 2015
Page 3
c. WAC Fees – The City will update its existing fee structure to size the
Availability Fee to pay for the new water tower and booster station. It is
estimated that the fee would range from $3,100 to $3,400/unit (difference is in
the range of housing units constructed). The City will also need to update the
fee structure for the Connection Fee to pay for “upsizing” of the water lines
(TBD through the utility rate study).
Overall it should be noted that these are just estimates at this time and will change as the
amount of land attributable to each use is determined, the allowable sq/ft of
commercial/flex/office and housing units is established, project costs are refined and timing
of land sales and development is better known/estimated.
Please contact me at 651-697-8506 with any questions.
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re
a
d
y
fo
r
ro
a
d
an
d
ut
i
l
i
t
y
wo
r
k
pr
i
o
r
to
th
i
s
,
bo
n
d
s
co
u
l
d
be
is
s
u
e
d
in
20
1
5
.
Pl
a
n
n
i
n
g
/
P
r
e
d
e
v
e
l
o
p
m
e
n
t
Tr
u
n
k
Ut
i
l
i
t
i
e
s
& St
o
r
m
Wa
t
e
r
Ci
t
y
au
t
h
o
r
i
z
e
d
an
Interfund loan of $500,000 in 2013 and is
ch
a
r
g
i
n
g
3%
in
t
e
r
e
s
t
until paid in full. Current unspent
pr
o
c
e
e
d
s
of
this loan are approximately $74,000. None
10
Ye
a
r
s
20
1
6
Co
n
t
r
a
c
t
Fe
e
s
to
be
ch
a
r
g
e
d
to
la
n
d
an
d
pa
i
d
at
ti
m
e
of
pl
a
t
(w
i
l
l
be
si
z
e
d
to
pa
y
bo
t
h
pr
i
n
c
i
p
a
l
an
d
in
t
e
r
e
s
t
ow
e
d
)
Bo
n
d
is
s
u
e
fo
r
Tr
u
n
k
Ut
i
l
i
t
i
e
s
(C
i
t
y
re
i
m
b
u
r
s
e
d
at
bo
n
d
cl
o
s
i
n
g
)
an
d
de
b
t
se
r
v
i
c
e
pa
i
d
by
as
s
e
s
s
m
e
n
t
s
ti
e
d
to
th
e
de
v
e
l
o
p
a
b
l
e
la
n
d
$1
,
4
4
1
NE
W
de
v
e
l
o
p
m
e
n
t
fe
e
pe
r
ac
r
e
(a
s
s
u
m
e
s
34
7
de
v
e
l
o
p
a
b
l
e
ac
r
e
s
).
Th
i
s
am
o
u
n
t
wi
l
l
li
k
e
l
y
ne
e
d
to
in
c
r
e
a
s
e
d
to
ac
c
o
u
n
t
fo
r
in
t
e
r
e
s
t
un
t
i
l
re
p
a
i
d
.
Ci
t
y
of
Ar
d
e
n
Hi
l
l
s
TC
A
A
P
Co
s
t
s
to
be
Fi
n
a
n
c
e
d
th
r
o
u
g
h
DE
B
T
IS
S
U
A
N
C
E
By
Ci
t
y
Us
e
A
m
o
u
n
t
E
s
t
i
m
a
t
e
/
C
o
n
t
r
a
c
t
R
e
p
a
y
m
e
n
t
So
u
r
c
e
F
e
e
Re
q
u
i
r
e
d
R
e
p
a
y
m
e
n
t
Ti
m
i
n
g
R
i
s
k
To City
Cr
e
e
k
Pa
r
k
(3
.
4
Ac
r
e
s
)
$
1
,
0
0
0
,
0
0
0
Co
m
m
u
n
i
t
y
Pa
r
k
(3
.
9
8
Ac
r
e
s
)
$
2
,
5
0
0
,
0
0
0
Hi
l
l
Pa
r
k
(5
.
4
Ac
r
e
s
)
$
1
,
5
0
0
,
0
0
0
We
s
t
At
h
l
e
t
i
c
Co
m
p
l
e
x
(9
.
2
Ac
r
e
s
)
$
2
,
0
0
0
,
0
0
0
TO
T
A
L
7
,
0
0
0
,
0
0
0
$
N/
A
N
/
A
N
/
A
N
/
A
TO
T
A
L
WI
T
H
IN
T
E
R
E
S
T
8,
2
0
6
,
1
3
5
$
N/
A
N
/
A
N
/
A
N
/
A
Tr
u
n
k
Ut
i
l
i
t
i
e
s
2
,
4
3
6
,
7
0
0
$
Es
t
i
m
a
t
e
Bo
n
d
is
s
u
e
fo
r
Tr
u
n
k
Ut
i
l
i
t
i
e
s
(C
i
t
y
re
i
m
b
u
r
s
e
d
at
bo
n
d
cl
o
s
i
n
g
)
an
d
de
b
t
se
r
v
i
c
e
pa
i
d
by
as
s
e
s
s
m
e
n
t
s
ti
e
d
to
th
e
de
v
e
l
o
p
a
b
l
e
la
n
d
No
n
e
1
0
Ye
a
r
s
No
n
e
.
Debt 100% assessed to property taxes.
TO
T
A
L
2
,
4
3
6
,
7
0
0
$
N/
A
N
/
A
N
/
A
N
/
A
TO
T
A
L
WI
T
H
IN
T
E
R
E
S
T
2,
8
5
4
,
5
6
3
$
N/
A
N
/
A
N
/
A
N
/
A
Wa
t
e
r
To
w
e
r
& Bo
o
s
t
e
r
St
a
t
i
o
n
5
,
8
7
6
,
3
0
0
$
Es
t
i
m
a
t
e
Bo
n
d
is
s
u
e
an
d
de
b
t
se
r
v
i
c
e
pa
i
d
by
WA
C
fe
e
s
$3
,
1
0
0
to
$3
,
4
0
0
/u
n
i
t
(v
a
r
i
a
b
l
e
in
ra
n
g
e
is
nu
m
b
e
r
of
ho
u
s
i
n
g
un
i
t
s
)
15
Ye
a
r
s
Ti
m
e
re
l
a
t
e
d
. City will need to make annual debt service
pa
y
m
e
n
t
s
fr
o
m
utility funds even if fees are not adequate in
an
y
gi
v
e
n
ye
a
r
.
However, City will "make up" some of the
lo
s
s
e
s
fr
o
m
beginning years later when fees are paid.
TO
T
A
L
5
,
8
7
6
,
3
0
0
$
N/
A
N
/
A
N
/
A
N
/
A
TO
T
A
L
WI
T
H
IN
T
E
R
E
S
T
7,
3
8
1
,
9
3
0
$
N/
A
N
/
A
N
/
A
N
/
A
St
o
r
m
Wa
t
e
r
Po
n
d
i
n
g
‐
$
No
n
e
.
Co
u
n
t
y
paying for costs and will recapture out of sale proceeds or fee
TO
T
A
L
‐
$
N/
A
N
/
A
N
/
A
N
/
A
GR
A
N
D
TO
T
A
L
(P
R
I
N
C
I
P
A
L
)
1
5
,
3
1
3
,
0
0
0
$
N/
A
N
/
A
N
/
A
N
/
A
GR
A
N
D
TO
T
A
L
‐
Ci
t
y
IF
L
& Bo
n
d
s
16
,
1
2
8
,
0
0
4
$
Wa
t
e
r
To
w
e
r
St
o
r
m
Wa
t
e
r
Po
n
d
i
n
g
Tr
u
n
k
Ut
i
l
i
t
i
e
s
,
&
St
o
r
m
Wa
t
e
r
Pa
r
k
De
v
e
l
o
p
m
e
n
t
Es
t
i
m
a
t
e
As
s
u
m
e
s
la
n
d
is
do
n
a
t
e
d
.
Ab
a
t
e
m
e
n
t
bo
n
d
s
ar
e
is
s
u
e
d
an
d
re
p
a
i
d
th
r
o
u
g
h
pa
r
k
de
d
i
c
a
t
i
o
n
fe
e
s
fr
o
m
re
s
i
d
e
n
t
i
a
l
co
m
p
o
n
e
n
t
(u
t
i
l
i
z
e
SA
C
cr
e
d
i
t
s
an
d
ta
x
le
v
y
as
ne
e
d
e
d
)
.
10
Ye
a
r
s
Ti
m
e
re
l
a
t
e
d
. City will need to make annual debt service
pa
y
m
e
n
t
s
ev
e
n
if park dedication fees are not adequate in any
ye
a
r
.
Ho
w
e
v
e
r
,
City will "make up" some of the losses from
be
g
i
n
n
i
n
g
years in later years when fees are paid.
$2
,
5
1
4
to
$2
,
9
9
1
Pa
r
k
De
d
i
c
a
t
i
o
n
fe
e
pe
r
re
s
i
d
e
n
t
i
a
l
un
i
t
(d
e
p
e
n
d
e
n
t
up
o
n
de
n
s
i
t
y
)
.
10
%
la
n
d
va
l
u
e
fe
e
pa
y
m
e
n
t
by
Co
m
m
e
r
c
i
a
l
.
Ci
t
y
of
Ar
d
e
n
Hi
l
l
s
Pa
r
k
De
d
i
c
a
t
i
o
n
Fe
e
An
a
l
y
s
i
s
& Ov
e
r
a
l
l
Fe
e
Pe
r
Un
i
t
/
A
c
r
e
Su
m
m
a
r
y
Op
t
i
o
n
Ba
s
i
s
Fo
r
# of
Re
s
i
d
e
n
t
i
a
l
Un
i
t
s
# of
Re
s
i
d
e
n
t
i
a
l
Un
i
t
s
Fe
e
Pe
r
Un
i
t
% of
Co
m
m
e
r
c
i
a
l
La
n
d
Va
l
u
e
Co
m
m
e
r
c
i
a
l
La
n
d
Fee (%
of
la
n
d
va
l
u
e
of $40M)SAC Credits (Range of $5.4M to $8.2M Based upon range in AUAR)
Fi
t
Te
s
t
‐
Op
t
i
o
n
1
13
1
8
6
,
2
2
6
$
0.
0
0
%
‐
$
‐
$
La
n
d
Us
e
Pl
a
n
14
8
0
5
,
5
4
5
$
0.
0
0
%
‐
$
‐
$
Pr
e
v
i
o
u
s
Mi
n
i
m
u
m
Fr
o
m
Di
s
c
u
s
s
i
o
n
s
in
Ma
y
20
1
4
15
5
0
5
,
2
9
4
$
0.
0
0
%
‐
$
‐
$
Fi
t
Te
s
t
‐
Op
t
i
o
n
1
13
1
8
4
,
7
0
9
$
5.
0
0
%
2
,
0
0
0
,
0
0
0
$
‐
$
La
n
d
Us
e
Pl
a
n
14
8
0
4
,
1
9
3
$
5.
0
0
%
2
,
0
0
0
,
0
0
0
$
‐
$
Pr
e
v
i
o
u
s
Mi
n
i
m
u
m
Fr
o
m
Di
s
c
u
s
s
i
o
n
s
in
Ma
y
20
1
4
15
5
0
4
,
0
0
4
$
5.
0
0
%
2
,
0
0
0
,
0
0
0
$
‐
$
Fi
t
Te
s
t
‐
Op
t
i
o
n
1
13
1
8
2
,
9
9
1
$
10
.
0
0
%
4
,
0
0
0
,
0
0
0
$
‐
$
La
n
d
Us
e
Pl
a
n
14
8
0
2
,
6
4
2
$
10
.
0
0
%
4
,
0
0
0
,
0
0
0
$
‐
$
Pr
e
v
i
o
u
s
Mi
n
i
m
u
m
Fr
o
m
Di
s
c
u
s
s
i
o
n
s
in
Ma
y
20
1
4
15
5
0
2
,
5
1
4
$
10
.
0
0
%
4
,
0
0
0
,
0
0
0
$
‐
$
Fi
t
Te
s
t
‐
Op
t
i
o
n
1
13
1
8
3
,
0
0
0
$
5.
0
0
%
2
,
0
0
0
,
0
0
0
$
2,000,000 $
La
n
d
Us
e
Pl
a
n
14
8
0
2
,
6
4
2
$
5.
0
0
%
2
,
0
0
0
,
0
0
0
$
2,000,000 $
Pr
e
v
i
o
u
s
Mi
n
i
m
u
m
Fr
o
m
Di
s
c
u
s
s
i
o
n
s
in
Ma
y
20
1
4
15
5
0
2
,
5
1
4
$
5.
0
0
%
2
,
0
0
0
,
0
0
0
$
2,000,000 $
Fe
e
P
e
r
Un
i
t
(1
3
1
8
)
P
e
r
Ac
r
e
P
e
r
Un
i
t
(1480) Per Unit (1550)
De
v
e
l
o
p
m
e
n
t
‐
$
1,
4
4
1
$
‐
$
‐
$
Pa
r
k
De
d
i
c
a
t
i
o
n
(r
e
s
i
d
e
n
t
i
a
l
un
i
t
)
2
,
9
9
1
$
‐
$
2,642
$
2,514 $
Pa
r
k
De
d
i
c
a
t
i
o
n
(c
o
m
m
e
r
c
i
a
l
la
n
d
)
‐
$
5 to
10
%
of
la
n
d
Va
l
u
e
‐
$
‐
$
SA
C
Co
n
n
e
c
t
i
o
n
Cr
e
d
i
t
(t
h
r
o
u
g
h
te
r
m
of
de
v
e
l
o
p
m
e
n
t
)
‐
Ci
t
y
2
,
4
8
5
$
‐
$
2,485
$
2,485 $
WA
C
(C
o
n
n
e
c
t
i
o
n
)
‐
Ci
t
y
‐
$
$8
4
0
‐
$
‐
$
SA
C
Av
a
i
l
a
b
i
l
i
t
y
Fe
e
‐
Ci
t
y
52
5
$
‐
$
525
$
525 $
WA
C
Av
a
i
l
a
b
i
l
i
t
y
Fe
e
‐
Ci
t
y
3,
4
0
0
$
‐
$
3,200
$
3,100 $
TO
T
A
L
9,
4
0
1
$
2,
2
8
1
$
8,852
$
8,624 $
Pa
r
k
De
d
i
c
a
t
i
o
n
Fe
e
s
Ov
e
r
a
l
l
De
v
e
l
o
p
m
e
n
t
Fe
e
s
1 ‐
No
co
m
m
e
r
c
i
a
l
pa
y
m
e
n
t
an
d
no
SA
C
cr
e
d
i
t
s
2 ‐
5%
of
co
m
m
e
r
c
i
a
l
la
n
d
va
l
u
e
in
ca
s
h
an
d
no
SA
C
cr
e
d
i
t
s
3 ‐
10
%
of
co
m
m
e
r
c
i
a
l
la
n
d
va
l
u
e
in
ca
s
h
an
d
no
SA
C
cr
e
d
i
t
s
4 ‐
5%
of
co
m
m
e
r
c
i
a
l
la
n
d
va
l
u
e
in
ca
s
h
an
d
$2
M
in
SA
C
cr
e
d
i
t
s
Cu
r
r
e
n
t
f
e
e
s
c
h
a
r
g
e
d
b
y
Ci
t
y
.
W
i
l
l
n
e
e
d
t
o
b
e
up
d
a
t
e
d
b
a
s
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DRAFT April 7, 2015
TCAAP Redevelopment Code
Page | 1
TCAAP Redevelopment Code
DRAFT
April 2015
DRAFT April 7, 2015
TCAAP Redevelopment Code
Page | 2
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 Hearing requirements
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 Building Materials Shading Requirements
7.5 Gateway Overlay Standards
7.6 Design of Automobile Related Building and Site Elements
7.7 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
DRAFT April 7, 2015
TCAAP Redevelopment Code
Page | 3
9.0 Open Space Standards
9.1 Open Space Approach
9.2 Required Open Space Designations
9.3 Water Infrastructure Designation
9.4 Permeable Area Requirements
9.5 Open Space Classification
9.6 Open Space Requirements
10.0 Streetscape and Landscape Standards
10.1 Sidewalks
10.2 Street Trees and Streetscape
10.3 Single-Family Landscaping and Tree Requirements
10.4 Screening Standards
10.5 Street Lighting
10.6 Exterior Lighting
10.7 Street Furniture
10.8 Utilities
10.9 Parking Lot Landscaping
11.0 Sign Standards
11.1 Applicability
11.2 Prohibited Signs
11.3 Sign Types Permitted
11.4 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: Recommended Color Palette
8: Audubon Minnesota Bird-Safe Building Guidelines
DRAFT April 7, 2015
Section 1: Introduction TCAAP Redevelopment Code
Page | 4
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 Wide Review
(AUAR), and to draft local regulations and policies to implement the Master Plan. The Master Plan
will amend the City of Arden Hills 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 development area 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.
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) Creating regulations that realize market potential and promote the creation of jobs
and economic development;
(b) Developing a regulatory process that encourages quality growth and saves time in
development process;
(c) Focusing on predictability for both developers and the community; and
(d) Providing a Natural Resources Corridor that offers active and passive recreational
features and is an amenity to the site.
Therefore, the goals of the TRC are to promote and to provide a more functional and
attractive community through the use of recognized community design principles and to 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.
DRAFT April 7, 2015
Section 1: Introduction TCAAP Redevelopment Code
Page | 5
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.
DRAFT April 7, 2015
Section 2: Components of the Code TCAAP Redevelopment Code
Page | 6
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 commercial
and residential environment that maximizes the potential for an outdoor
experience. This district promotes walkability 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 uses to be
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 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 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 uses.
(b) Street Designations – The Streets within TRC shall be classified in two different ways.
1) Street Cross Sections shall address vehicular lane widths, number of lanes,
pedestrian accommodation, street tree requirements, on-street parking, snow
DRAFT April 7, 2015
Section 2: Components of the Code TCAAP Redevelopment Code
Page | 7
storage and parkway and median standards. These standards are laid out in
Section 8.0 and Attachment 5.
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 6 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 – 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 3 of this Code. These
standards include general character, typical size, frontage requirements and typical
uses.
(e) Gateway Overlay Designation – The Gateway Overlay District indicates where
additional aesthetic treatments are required to create a welcoming environment that
establishes the character of the TCAAP Redevelopment Area. The specific standards
are included in Section 7.6 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 Code
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.
DRAFT April 7, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 8
3.0 Administration
3.1 Applicability
(a) The uses and buildings on all properties within the Plan Area 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 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 within the Plan Area, the standards in this Code shall supersede
standards under:
i. Commercial and Multi-Family 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. Landscaping 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.
DRAFT April 7, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 9
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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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
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ii. Expansion of Existing Buildings
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Structures or sites may be enlarged or
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proposed building expansions.
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
d. Existing Signage
i. Refacing or changing a panel on an
existing sign
DRAFT April 7, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 10
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
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Table 3-1 Continued
ii. Signs may be repaired, maintained,
altered, or replaced as allowed by
state law (M.S. 462.357, Subd. 1e)
provided that such repair,
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f. New sign or expansion of an existing
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2. Residential Buildings (single family detached, single-family attached, twin home buildings; (1 – 2 units)
a. New construction
b. Change of Use (to a permitted or
conditional use in the designated Zoning
District)
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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.
DRAFT April 7, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 11
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
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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
such enlargement shall not create any
new non-compliance of all or any part of
such structure or site. Standards in the
TRC applicable sections shall apply only
to the building expansions. It shall allow
addition of non- conditioned space such
as patios, porches, arcades, canopies,
private open space, recreational
amenities and courtyards/forecourts.
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Section 3: Applicability TCAAP Redevelopment Code
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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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Section 3: Applicability 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 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 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”).
(d) JDA Permitted Adjustments: The JDA may approve Permitted Adjustments per the
criteria set in Table 3-3 below, subject to a 3/5 vote of the JDA. The Permitted
Adjustment 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 JDA Development staff report and recommendation is required
for the JDA to make a determination on a Permitted Adjustment. Public notices shall be
issued for all Permitted Adjustment hearings; however, such hearings may be
combined with any other JDA hearing process, such as for consideration of approval
of a project and its related transactional documents.
(e) In reviewing any Permitted Adjustment request, the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
iv. The extent to which the proposal does not hinder future opportunities for higher
intensity development;
v. The extent to which the proposal provided a demonstration of advanced energy
resilience which may have an educational value; and
vi. Considerations of health and welfare to the general public.
(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;
iv. Density parameters for residential land uses; and
v. Clear height.
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Section 3: Applicability 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 a grid system with
block faces (measured right-of-way to
right-of-way) no less than 200 feet and
no more than 400 feet. Block faces may
be adjusted no more than 50%.
i.Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. Pedestrian connectivity must be maintained
iv. JDA staff, City Community Development and Public
Works staff approval
b. Location of any
Required Street
(Neighborhood
District)
Streets shall be on a modified grid
pattern. Public views and access to
open space areas are required. The use
of cul-de-sacs should be minimized and
must include pedestrian connections from
the cul-de-sac to streets or open space
located behind private lots.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. JDA staff, City Community Development and Public
Works staff approval
c. Area of any
Required Open
Space
May be reduced by no more than 10%
i. Shall include required amenities identified by the
City’s Master Parks and Open Space Plan
ii. JDA staff, City Community Development and Public
Works staff approval
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 5; 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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Section 3: Applicability TCAAP Redevelopment Code
Page | 15
3.4 Special Development Plan (SDP): The JDA may approve an SDP for projects comprising of
25 acres or more in the Neighborhood (NB) District and 10 acres or more in all other Zoning
Districts, which require additional flexibility in the application of the TRC not otherwise
available under Table 3-3 above. JDA approval of an SDP is subject to a 4/5 vote of the
JDA. The SDP process may be used only to authorize a less restrictive standard and may not
be used to impose a higher standard than is established under the TRC on the subject
property. Public notices shall be issued for all SDP hearings; however, such hearings may be
combined with any other JDA hearing process, such as for consideration of approval of a
project and its related transactional documents.
(a) In reviewing any SDP, the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
iv. The extent to which the proposal does not hinder future opportunities for higher
quality development;
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 up to 10% of total
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 1,000 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)
i.A modification of a numerical standard is needed to
accommodate existing conditions.
ii. 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
DRAFT April 7, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 16
v. The extent to which the proposal provides a demonstration of advanced energy
resilience which may have an educational value; and
vi. Considerations of health and welfare to the general public.
(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;
iii. Definitions included in Section 4.0;
iv. Density parameters for residential land uses; and
v. Clear height.
(c) Special Development Plan Submittal:
i. Applicant shall meet with JDA Development staff to clarify and determine SDP
requirements and discuss applicant's development concept.
ii. Applicant shall submit SDP Concept Plan to JDA Development staff.
iii. Applicant is encouraged to have community meetings where appropriate
(Optional).
iv. Applicant shall submit SDP Master Plan to 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 the City Council. Public notices shall
be issued for all Plan Amendment or Text Change hearings. The City Council shall consult with
the 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 the JDA and such decision shall constitute final denial of the
application.
iii. Upon such final denial of a Plan Modification or Text Change, the applicant may
reapply to the JDA to seek JDA approval of a revised project meeting the
requirements of the TRC, or a revised project requiring a Permitted Adjustment
consistent with Table 3-3.
3.6 Plat Approval: The TRC incorporates by reference Chapter 11 of the AHC for plat approval
for the purpose of design review, subject to the requirements for public infrastructure per the
TRC. This process includes City approval of grading/erosion control plans and utilities plans.
Fees or charges for public infrastructure or facilities established by or applicable to
DRAFT April 7, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 17
subdivisions processed under the AHC shall be applied to subdivisions processed under the
TRC.
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.
DRAFT April 7, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 18
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
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Section 4: Definitions TCAAP Redevelopment Code
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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.
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
DRAFT April 7, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 20
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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Section 4: Definitions TCAAP Redevelopment Code
Page | 21
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 warehousing or manufacturing.
Complete Street
A complete street is a transportation policy and design approach that requires streets to be
planned, designed, operated, and maintained to enable safe, convenient and comfortable
travel and access for users of all ages and abilities regardless of their mode of transportation.
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Section 4: Definitions TCAAP Redevelopment Code
Page | 22
Cottage/Patio Home
The Cottage or Patio Home building type consists of small, one and two-story single-family
detached residential units that are built close to the street and each other. They are typically
sideyard/zero lot line homes with a small yard or patio space. This type of building enables
appropriate infill residential within existing neighborhoods and is important for providing a
broad choice of housing types and promoting walkability.
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 residential building 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.
DRAFT April 7, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 23
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
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 for Town and Collector Streets but excluding publicly-owned recreation areas or open
space and public R-O-W for arterial roads.
DRAFT April 7, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 24
J K
J-Swing Garage
A home with a driveway that loads from the primary street and swings into the side of the
home to enter the garage. Two of these homes side-by-side should share a driveway or a curb-
cut to driveways and have garages facing each other.
Images of a home with a J-Swing Garage from the front and side of home.
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 as
allowed as a home occupation under the AHC 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 further 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.
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Section 4: Definitions TCAAP Redevelopment Code
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M
Manor Home/Multi-Unit House
A multi-unit building (3 to 8 units) that is designed to appear as a large home from the exterior,
but functions as a multi-unit building on the interior. Manor Homes have one main front door for
the building, but may also have side and rear entries. Parking is accessed from an alley or a
driveway to the rear of the lot. Parking does not face a public right-of-way.
Image of Manor Home
Medium Multi-Family Use
A building containing nine to fifty multi-family units which may include stacked flats, apartments,
or condominiums.
Mixed-Use Building
A building that includes a combination of commercial, cultural, institutional, or light industrial
uses inside a single structure. Residential uses are not permitted within mixed-use buildings.
N O
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.
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Section 4: Definitions TCAAP Redevelopment Code
Page | 26
Numerical Standard
Any standard that has a numerical limit (minimums and maximums) or value as established
within both the text and graphic standards of the TRC.
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.
Illustration showing how Perimeter Frontage
is calculated for Open Space along a
Public Street
DRAFT April 7, 2015
Section 4: Definitions TCAAP Redevelopment Code
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Permitted Adjustment
A requested modification to TRC zoning district standards per the Permitted Adjustment
provision of Section 3.0. The JDA shall have the authority to approve a request for a Permitted
Adjustment.
Primary Entrance
The public entrance located along the front of a building facing a street or sidewalk that
provides access from the public sidewalk to the building. It is different from a secondary
entrance which may be located at the side or rear of a building providing private controlled
access into the building from a sidewalk, parking or service area.
Private Common Open Space
A privately owned outdoor or unenclosed area, located on the ground or on a terrace, deck,
porch, or roof, designed and accessible for outdoor gathering, recreation, and landscaping
and intended for use by the residents, employees, and/or visitors to the development. This may
or may not be accessible to the public, but shall be maintained privately.
Property Line
A line dividing one lot or property from another or from a right-of-way.
Public 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.
R
Residential Use Building
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. twin home), Manor Home (3 to 8 units), apartment building (under single ownership or
under multiple owners within a condominium regime).
Right-of-Way
An area dedicated to public use for vehicular and bicycle movement. Pedestrian facilities,
public utilities, and private utilities may be accommodated within the right-of-way or outside of
the right-of-way within public easements on private property.
Right-of-Way Line
The lines that form the boundary of a publicly-owned right-of-way.
S
Service-Related Uses
All uses that support the principal use on the lot including parking access, garbage/trash
collection, utility meters and equipment, loading/unloading areas and similar uses.
Setback
The minimum distance by which any building or structure must be separated from a right-of-
way or property line.
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Section 4: Definitions TCAAP Redevelopment Code
Page | 28
Single Family Use
A building containing one or two primary living units and which may include twin homes,
detached townhomes and cottage/patio homes.
Small Lot Single Family
A single-family residential lot that measures less than fifty (50) feet wide.
Image of a Small Lot Single
Family
Small Multi-Family Use
A building containing three to eight residential units and which may include townhomes, row
homes, manor homes/multi-unit houses, stacked flats, or triplexes/quadplexes.
Small Retail or Office Building
The Small Retail/Office Building is a commercial building that is generally located at street
intersections or as transitions between higher intensity commercial uses and lower intensity
residential uses. The ground floor space can be used for office, personal service or retail uses.
It is especially appropriate for incubating neighborhood-serving retail and service uses and
allowing some adjoining streets and multi-modal corridors to expand as the market demands.
Stacked Flats
Stacked flats building type is a medium-sized structure that consists of less than 12 side-by-side
and/or stacked dwelling units, typically with one shared entry. This type of building can
include a courtyard apartment. This residential building type is appropriately-scaled to fit
within medium-density neighborhoods or as transitions between 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 Stacked Flat
DRAFT April 7, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 29
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 screen a parking lot or a loading/service
area from view or provide privacy to a side yard and/or strengthen the spatial definition of
the public realm.
Image of a combination masonry
and living street screen
Street Wall
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 features and active and passive recreational amenities to
support adjacent land uses.
TCAAP Redevelopment Regulating Plan (Regulating Plan)
The official Zoning Map for the TRC Plan Area. The Regulating Plan graphically depicts
development standards including Zoning Districts, Street Designations and Special
Requirement(s) applicable to properties within the TRC Plan Area.
Townhouse/Rowhouse
The Townhouse or Rowhouse is a small- to medium-sized typically attached structure that
consists of 3–8 houses attached horizontally, not stacked vertically. This type of residential
building is typically located in a location that transitions from a single-family neighborhood into
a commercial corridor. This type of building enables appropriately-scaled, well-designed
residential infill and is important for providing a broad choice of housing types and promoting
walkability. A townhouse/rowhouse is a single structure and does not require adjacent
townhomes/rowhomes to maintain stability.
DRAFT April 7, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 30
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.
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.
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 residential building type 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 residential building 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
DRAFT April 7, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 31
5.0 Schedule of Permitted Uses
5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1).
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
Zoning District
Uses Ca
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Ne
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2
Ne
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1
Ne
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b
o
r
h
o
o
d
2
Ne
i
g
h
b
o
r
h
o
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d
3
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
Residential Uses
Bed & Breakfast -- P -- -- -- P P P/C P/C P/C See Table 5-2
Home Occupation: Class I -- A -- -- -- A A A A A
Large Multi-Family -- P -- -- -- -- -- -- -- --
Live/Work -- P -- -- -- P P -- -- --
Medium Multi-Family -- P -- -- -- P P -- -- --
Nursing Home and Assisted
Living -- P -- -- -- P/C P/C -- -- P/C See Table 5-2
Residential Facility -- P/C -- -- -- P/C P/C P/C P/C P/C See Table 5-2
Senior Independent Living -- P -- -- -- P/C P/C -- P/C P/C See Table 5-2
Single Family -- -- -- -- -- P P P P P
Small Lot SF Residential -- -- -- -- -- P P -- P P
Small Multi-Family -- -- -- -- -- P P -- P/C P/C See Table 5-2
Commercial Uses
Automotive Washing -- -- P/C P/C P/C -- -- See Table 5-2
Brewpub -- P P P P -- --
Business service P P P P P -- --
Clinic, medical office P P P P P -- --
Club, sports & fitness A P P P P -- --
Cocktail Lounge -- P -- P -- -- --
Commercial Off-Street
Parking P/C* P/C* P/C* P/C* P/C
* P/C* --
* Permitted as an
accessory use with a
primary building only
Commercial recreation -
indoor -- -- -- -- P -- --
Daycare Facility A P P P P P* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
Daycare, family - 10 or
less P P P P P --
Dog kennel -- -- -- -- P* -- --
* Completely
enclosed; no outside
runs
Drive-Up Windows A -- P/C P/C P/C -- -- See Table 5-2
Dry cleaning & laundry,
pick-up station -- P -- P -- -- --
DRAFT April 7, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 32
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
Zoning District
Uses Ca
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Co
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2
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Ne
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b
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2
Ne
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b
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o
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d
3
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
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 District
Personal services A P P P P P* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
Pet Services P -- P P P -- --
Research and development
facility P -- P -- P -- --
Restaurant and restaurant
fast-food A* P P P P P** --
*May be integrated
within a buildings that
has another
permitted primary
use in the Campus
Commercial Zone
** Less than 5,000
sq. ft. in the
Neighborhood
Transition Zone
Retail sales & service -- P P P P P* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
Service station -- -- -- P/C P/C -- -- See Table 5-2
Storage, exterior -- -- -- -- -- -- --
Studio -- P -- P P P* --
* Less than 5,000 sq.
ft. in the
Neighborhood
Transition Zone
Theater, indoor -- A 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
DRAFT April 7, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 33
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
Zoning District
Uses Ca
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2
Ne
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b
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3
Additional
Requirements
Sub-District NT-1 NT-2 NB-1 NB-2 NB-3
Civic Uses
Antenna or Tower P/C P/C P/C P/C P/C P/C -- See Table 5-2
Club or lodge (non-profit) -- P P P P -- --
House of worship -- P P P P P* --
* Less than 5,000 sq.
ft. in the
Neighborhood
Transition Zone
Park Facilities (Public) P P P P P P P
Public use P P P P P P --
School, general education -- P -- -- -- P P
School, specialized
education -- P P P -- P* --
* Less than 5,000 sq.
ft. in the
Neighborhood
Transition Zone
Industrial Uses
Garage, Truck -- -- -- -- -- -- --
Manufacturing &
processing: Class I
P/C -- -- -- P/C -- -- Warehousing
permitted as an
accessory use
Manufacturing &
processing: Class II
-- -- -- -- -- -- --
Utility Substation
P* -- -- -- P* -- -- *Equipment shall be
screened to not be
seen from any public
right of way and
shall not be placed in
the front of any
parcel
Warehousing A/C -- -- -- A/C -- --
Other Uses
Adult-Oriented Businesses -- -- -- -- -- -- --
DRAFT April 7, 2015
TCAAP Redevelopment Code
Page | 34
5.2 Additional Use Criteria: All uses listed as P/C in Table 5-1 shall also meet the following standards in
Table 5-2.
Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
Residential Uses
Bed & Breakfast Neighborhood
i.No more than 6 rentable rooms permitted. Shall be owner-occupied.
Parking shall be placed behind the building, or screened from view of
the public right-of-way.
Nursing Home and Assisted
Living
Senior Independent Living
Neighborhood Transition
Neighborhood
i.Homes shall be designed as either a collective of single-family or
duplex homes to fit the scale of the surrounding development.
ii. These homes may also be mixed with mixed-generational housing.
Residential Facility
Town Center
Neighborhood Transition
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. Entrances to units that are not accessible from the front entries may
have access from the rear or the side of the building.
Commercial Uses
Automotive Washing
Vehicle – motorized, leasing
and rentals
Vehicle- motorized, service
Office Mixed-Use
Flex Office
Retail Mixed-Use
i.Automotive drive through lanes, service bays, and/or gas station
canopies shall meet the design standards in Section 7, Building Design
Standards of this code.
ii. Outdoor storage of vehicles or other products sold shall NOT have
direct frontage along Pedestrian Priority Streets. Outdoor storage of
vehicles and/or other products sold shall be screened with a required
street screen along Pedestrian-Friendly Streets and General Streets
(see Section 10 for standards).
Service Station Retail Mixed-Use
Flex Office
Commercial Off-Street Parking
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
Neighborhood Transition
i.New surface parking lots shall be permitted as an interim use only in
the case of phasing.
ii. Applications for new surface lots shall include in-fill building concepts
on the lot with a site plan that meets the build-to-zone and building
frontage standards of the specific character zone.
iii. New surface parking shall be set back a minimum of 30’ from the
edge of the right-of-way of Pedestrian Priority Streets.
iv. New surface parking shall not be located at a street intersection (of
any Pedestrian Priority and Pedestrian-Friendly Streets only) for
minimum of 30’ from the intersection along each street.
Mortuary, funeral home Flex Office
i. Pick-up and drop-off lanes, storage of vehicles, service areas, and
drive through facilities shall NOT have direct frontage along
Pedestrian Priority Streets.
ii. All such areas along other streets shall be screened with a required
street screen (see Section 10 for standards).
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.
Civic Uses
Antenna or Tower
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
Neighborhood Transition
i. Located on top of a building or architectural component only.
ii. Shall conform to additional design and location requirements for
antennas and towers included in Section 1325 of the AHC.
Industrial Uses
Manufacturing and Processing:
Class I
Campus Commercial
Flex Office
For buildings where manufacturing and processing are a principal or
accessory use, a minimum of 30 percent of the gross building square
footage must be in office use.
DRAFT April 7, 2015
TCAAP Redevelopment Code
Page | 35
Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
iii.
iv.
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.
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 36
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 Zoning Districts
(a) Building Frontage Designations: The Building Frontage designations are established on
the Regulating Plan (Attachment 1) to specify certain building and site development
standards along each street based on the priority placed on pedestrian-orientation. The
Regulating Plan illustrates the Building Frontage designations within the TRC. For the
purposes of this code, all Building Frontages are classified into one of the following three
categories:
i. Pedestrian Priority Frontages – Pedestrian Priority Frontages are intended to provide
the most pedestrian-friendly and contiguous development context. Buildings and sites
along Pedestrian Priority Frontages shall be held to the highest standard of
pedestrian-oriented design and few, if any, gaps shall be permitted in the ‘Street
Wall’. Breaks in the street wall may be permitted for courtyards, forecourts, sidewalk
cafes and pedestrian connections between the individual sites and the public sidewalk.
These street frontages are the main retail, restaurant, entertainment streets, or are
important neighborhood connectors, as identified in the Regulating Plan.
1. Specific to Pedestrian Priority Frontages: The area between the building facade
and property line or edge of any existing sidewalk along any street with
Pedestrian Priority Frontage shall be designed such that the sidewalk width shall
be a minimum as determined by the street type (see Attachment 5) and the
remainder of any setback area shall be paved flush with the public sidewalk.
Sidewalk cafes, public art, landscaping within tree-wells or planters may be
incorporated within this area.
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 37
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
10.4. 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 10.4.
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 38
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 are
not permitted in the Neighborhood Zone.
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 39
Illustration showing Corner Building Height Allowance
(c) Parking and Service Access:
i. Location of parking (both structured and surface) shall be per the Zoning District
specific building standards (Section 6.2 – 6.8).
ii. Required off-street parking spaces shall be provided per Table 6-1 below.
Table 6-1 Parking Ratios
Zoning District TC/OMU/RMU CC/FO NT/NB Additional Criteria
Min. Off-Street Vehicular Parking Requirement
Retail
1 space/200 sq. ft.
of gross retail sales
floor area
1 space/200 sq. ft. of
gross retail sales floor
area.
1 space/400 sq. ft.
of gross retail sales
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.
3. Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.
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
N/A
All other Non-
Residential Uses
1 space/300 sq. ft.
of gross floor area.
1 space/300 sq. ft. of
gross floor area
1 space/400 sq. ft.
of gross floor area.
Residential –
Single Family and
Two-Family Uses
N/A N/A
2.0
spaces/dwelling
unit
--
Residential – Multi-
Family Uses
1.0
space/efficiency
and one-bedroom
units; 1.5
spaces/two-
bedroom+ units
N/A
1.0
space/efficiency
and one-bedroom
units; 2.0
spaces/two-
bedroom+ units
1. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
2. Plans that include shared
parking or a reduction in the
required number of parking
spaces may be approved by
the JDA as a Permitted
Adjustment with the provision
of a parking demand study
(See Section 3.0).
3. Landscaping within surface
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.
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 40
Lodging Uses
(Hotels and Motels)
0.5 spaces per
guest room; all
other areas shall
be parked at the
non-residential rate
above
0.75 spaces per guest
room; all other areas
shall be parked at the
non-residential rate
above
N/A
parking lots shall meet
standards in Section 10.0 of
this Code.
--
Min. Bicycle Parking Requirement (# of Bicycles)
All Uses
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 buildings, 25% of all
provided bicycle parking shall
be located within 50 feet of a
primary building entrance.
2. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
iii. Driveways and Service Access:
1. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8, driveway access and off-street loading and unloading may be
along General Frontages only.
2. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveway and off-street loading
and unloading may be located with access along a Pedestrian-Friendly
Frontage street only if the property has no access to either a General Frontage
street or joint use easement to an adjoining property with direct driveway
access to any other street.
3. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveways and off-street loading
and unloading may be located with access along a Pedestrian Priority Frontage
street only if the property has no access to either a Pedestrian-Friendly or
General Frontage Street or joint use easement to an adjoining property with
direct access to any other street.
4. Along Pedestrian Priority and Pedestrian-Friendly Frontages, driveway spacing
shall be limited to one driveway per each block face or per 200 feet of block
face for blocks greater than 400 feet in length.
5. Shared driveways, joint use easements or joint access easements shall be
required to adjoining properties when driveway and service access is off a
Pedestrian Priority Frontage or Pedestrian-Friendly Frontage.
6. Service and loading/unloading areas shall be screened per standards in
Section 10.0.
7. Unless required to meet minimum fire access or service access standards all
commercial, mixed-use and multi-family residential driveways shall be a
maximum of 20 feet in width. Driveways used for service access (trash, fire,
deliveries, etc.) shall be a maximum of 30 feet in width. Driveways wider than
24 feet 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 standards.
8. Additional easements may be required if shared driveways or access
agreements are established.
9. Residential Driveways and Garages:
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 41
a. Unless required to meet minimum fire access or service access standards,
driveways for Single-Family Residential Use Buildings shall be a maximum of
12 feet in width at the curb cut.
b. Garages for Residential Buildings shall be located on streets with General
Frontage or at the rear of residential buildings.
c. If front-loaded garages are utilized on residential uses, each bay of the
garage 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)(d) below. Lots less than 75 feet in width shall not have
more than 24 feet of garage facing the street. 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.
d. If garage is flush with the main façade, a porch shall be added to the main
façade measuring 50 percent of the façade length and a minimum of 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 that vehicles are parked outside of the
public R-O-W.
(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 R-O-W 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 24 feet
as measured from the surface of the ground floor to the lowest point on the ceiling.
ii. No more than one loading dock shall be allowed per 10,000 square feet of
building area.
iii. Cross docks, where loading docks are situated along two (2) walls of the same
building, shall not be permitted.
iv. Loading docks shall be located in the side or rear yard and shall be screened from
view of the public R-O-W.
(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. Elevator and stair enclosures; public flagpoles and monuments; and chimneys are
exempt from the height limit.
ii. Spires, belfries, cupolas, and domes of churches shall 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
feet above the roof upon which they are located.
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 42
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.
(i) Encroachments:
i. Encroachments into the public 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 feet from the
finished sidewalk elevation.
1. Maximum of 50% of the depth of the sidewalk or 10 feet (whichever is less)
(except blade signs which shall encroach no more than 6 feet from the building
façade line).
2. In no case shall an encroachment be located over an on-street parking or travel
lane.
3. Additional license agreements are required for all encroachments over public R-O-
W.
(j) Phased Developments: Due to the long-term development vision within the TRC, certain
building form and site development standards may be deferred for phased development
projects meeting the following criteria:
i. Submission of a site plan that illustrates how development and any related private
improvements will be phased over time. Each phase of the site plan shall independently
comply with all applicable standards of the TRC unless a Permitted Adjustment is
granted.
ii. Required private landscaping and open space amenities may also be phased with the
building.
iii. If a full block is being phased in development, design and development standards may
be measured at the full block level in order to accommodate the various phases of the
development.
(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
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 43
6.2 Campus Commercial (CC)
(a) Illustrations and Intent
The Campus Commercial Zoning District facilitates a building format that allows multiple, single
tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow
for an individual plan approach for each campus or building, based on user preferences within a
range of requirements.
TCAAP Master Plan Vision for Campus Commercial Zone
Campus Commercial Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 44
(b) Building Placement
Public Open Space
50’ min. setback
Setback must be screened with vegetation and landscaping.
If loading or service is oriented towards Rice Creek Regional Park or public trails,
appropriate screening shall be required
General Frontage 10’ min. setback; no max. setback
Side No min.; no max.
Rear No min.; no max.
(c) Building Height
(i) Principal Building Standards
Building
maximum 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
10’ min. for all 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)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the CC Zone.
K
M
N
L
Campus Commercial Zoning District
DRAFT April 7, 2015
TCAAP Redevelopment Code
Page | 45
(d) Parking & Service Access
(i) Surface Parking Setbacks (with new building)
Public Open Space
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Public Open
Space
50’ min. setback
Setback must be screened
with vegetation and
landscaping
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.
Rear 0’ min.
(ii) Structured Parking or Below Grade Parking Setbacks
Public Open Space
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Ge
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r
a
l
F
r
o
n
t
a
g
e
Public Open
Space
50’ min. setback
Setback must be screened
with vegetation and
landscaping
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.
Rear 0’ min.
(iii) Below Grade Parking
May be built up to the property line.
P
O
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Q
O’
Q’
P
R
C
Ge
n
e
r
a
l
Fr
o
n
t
a
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Ge
n
e
r
a
l
F
r
o
n
t
a
g
e
O
Ge
n
e
r
a
l
F
r
o
n
t
a
g
e
Town Center Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 46
6.3 Town Center (TC) Zone
(a) Illustrations and Intent
The Town Center Zoning District creates a vibrant commercial and residential environment that
maximizes the potential for an outdoor experience. This district promotes 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
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 47
(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 – 15’ max. setback
Pedestrian-Friendly Frontage BTZ 10’ min. setback – 25’ max. setback
General Frontage BTZ 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood Transition or Neighborhood District
Side – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
Rear – Adjacent to Neighborhood Transition or Neighborhood District
Rear – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
(ii) Building Frontage
(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
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 48
(c) Building Height
(i) Principal Building Standards
Building maximum 55’ max.
First floor to
ceiling height (fin.
floor to ceiling
structure)
10’ 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 TC Zone.
K
M
N
L
Town Center Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 49
(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 6.1(c) iii.
Pedestrian
Priority or
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 or 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
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Pedestrian Priority or Open Space Frontage
Town Center Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 50
(e) Residential Transition Standards
The following transition standards shall apply to all new building
construction and all upper story additions to existing buildings
located adjacent to the 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 within
Transition Area
2 stories or 30’
iii. Required setback Min. 10’
A Residential Transition Area fence (6 feet high) shall be
required when adjacent to Neighborhood Transition or
Neighborhood Districts and shall be optional for all other
adjacencies. The required fence shall NOT be chain link or vinyl.
A 6-foot wide landscape buffer with evergreen shrubs planted at
3’ on center and 6’ min. in height at maturity shall also be
required to be planted within the landscape buffer parallel to
the Neighborhood Transition or Neighborhood District border.
(see surface parking setbacks illustration).
U
V
W
Office Mixed-Use Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 51
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 April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 52
(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 0’ min.; no max. setback
Rear 0’ min.; no max. setback
(ii) Building Frontage
(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 April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 53
(c) Building Height
(i) Principal Building Standards
Building
maximum 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
10’ 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 OMU Zone.
K
M
N
L
Office Mixed-Use Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 54
(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 6.1(c) iii.
Pedestrian-
Priority,
Pedestrian-
Friendly,
Open Space
or 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;
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 street
screen and landscape buffer
General
Frontage
Min. 10’ 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-
Priority or
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,
General or
Highway
Frontage
May be built up to the building façade
line along that street frontage; or
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that street.
Side 0’
Rear 0’
(iii) Below Grade Parking
May be built up to the property line along all streets.
O
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RPedestrian Priority, Pedestrian-Friendly, Open Space or Spine Road Frontage
Retail Mixed-Use Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 55
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 April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 56
(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 – Adjacent to Neighborhood Transition or
Neighborhood District
Side – All other adjacencies
10’ (min); no max setback;
0’ min; no max setback
Rear – Adjacent to Neighborhood Transition or
Neighborhood District
Side – All other adjacencies
10’ (min); no max setback
0’ min; no max setback
(ii) Building Frontage
(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 April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 57
(c) Building Height
(i) Principal Building Standards
Building maximum 65’ max.
First floor to floor
height (fin. floor to
ceiling structure)
10’ 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 April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 58
(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 6.1(c) iii.
Pedestrian
Priority,
Pedestrian
Friendly,
Open
Space or
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
and include Street Screen and
landscape buffer
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 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 or
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,
General or
Highway
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) Below Grade Parking
May be built up to the property line along all
streets.
O
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Pedestrian Priority or Open Space Frontage
Retail Mixed-Use Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 59
(f) Residential Transition Standards
The following transition standards shall apply to all new building
construction and all upper story additions to existing buildings
located adjacent to the 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 (6 feet high) shall be
required when adjacent to the 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 April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 60
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
uses that take advantage of the
highway frontage and
automobile access.
Flex Office Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 61
(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 – 95’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood Transition or Neighborhood
District
Side – All other adjacencies
30’ min setback; no max setback
0’ min setback; no max setback
Rear – Adjacent to Neighborhood Transition or Neighborhood
District
Side – All other adjacencies
30’ min setback; no max setback
15’ min setback; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority or Open Space Frontage 50% min.
Pedestrian-Friendly Frontage 40% min.
General Frontage None Required
C
A
B
E
F
D
D*
Flex Office Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 62
(c) Building Height
(i) Principal Building Standards
Building maximum
45’ max.
65’ max. for buildings with
at least 75% office use.
First floor to floor
height (fin. floor to
ceiling structure)
10’ min. for all 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 April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 63
(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
15’ min. from the property line
and include a street screen
and landscape buffer
Pedestrian-
Friendly
3’ min. behind the building
façade line along that street
General
Frontage
10’ min. behind the property
line along that street
Side
30’ min - adjacent to
Neighborhood Transition or
Neighborhood District;
0’ min. - all other adjacencies
Rear
30’ min - adjacent to
Neighborhood Transition or
Neighborhood District;
0’ min - 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,
General or
Highway
Frontage
Shall 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
Neighborhood Transition or
Neighborhood District
0’ min - all other adjacencies
Rear
30’ min - adjacent to
residential uses or
Neighborhood Transition or
Neighborhood District
0’ min - all other adjacencies
(iii) Below Grade Parking
May be built up to the property line along all streets.
O
Q*
P
R
O
P
R
Q’
Flex Office Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 64
(e) Residential Transition Standards
The following transition standards shall apply to all new
building construction and all upper story additions to existing
buildings located adjacent to the 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 40’ min.
ii. Max. Building
Height at within
Transition Area
2 stories or 25’
iii. Required setback Min. 30’
A Residential Transition Area fence (6 feet high) shall be
required when adjacent to the Neighborhood 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 District border. (see surface parking setbacks
illustration)
U
V
W
Neighborhood Transition Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 65
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. Design
standards in this district emphasize
smaller scale residential uses and
establish building transition
standards to adjoining
neighborhoods.
Neighborhood Transition Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 66
(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
10’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
(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 9. 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
D
Neighborhood Transition Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 67
(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)
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.
(ii) Accessory Building Standards
Building Height 15’ maximum
BTZ/Setbacks
Shall be placed behind the front façade
of the principal building along all
frontages.
Building
Footprint
Shall be limited to no more than 50% of
the principal building footprint or 728
square feet, whichever is less.
K
M
N
L
Neighborhood Transition Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 68
(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
6’ min - Adjacent to SF-
detached residential lot
0’ min – all other
adjacencies
Rear
6’ min - Adjacent to SF-
detached residential lot
0’ min – all other
adjacencies
(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 (6 feet high) shall be
required when adjacent to an existing single-family detached
residential 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 April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 69
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 April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 70
(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 residential lot 5’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
Rear
Adjacent to SF-detached residential lot
10’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
(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 9. For driveway and garage
size requirements
Less than 50’ wide lots shall be alley-loaded
lots.
C
A
D*
E
D
Neighborhood Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 71
(d) Building Height
(i) Principal Building Standards
Building
maximum 30’ max.
First floor to
floor height (fin.
floor to fin.
floor)
8’ min for single-family
uses (all frontages)
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.
(ii) Accessory Building Standards
Building Height 15’ maximum
BTZ/Setbacks
Shall be placed behind the front
façade of the principal building along
all frontages.
Building Footprint
Shall be limited to no more than 50%
of the principal building footprint or
728 square feet, whichever is less.
K
M
N
L
Neighborhood Zoning District
DRAFT April 7, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 72
(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
Min. 3’ behind the
building façade line
along that frontage;
or
Shall be located
behind the principal
building along that
street frontage
General Frontage
Min. 6’ behind the
property line along
that street; or
At or behind the
building façade line
along that frontage
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 (6 feet high) shall be
required when adjacent to an existing single-family detached
residential 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
S
T
R
Q
DRAFT April 8, 2015
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 include:
(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, sustainability, and resilience in
Arden Hills’ 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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DRAFT April 8, 2015
(c) All 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
oriented to parking areas or alleys.
(d) Primary Entrance Design: Primary building entrances along Pedestrian Priority
Frontages 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
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 74
DRAFT April 8, 2015
Figures 7-2 Examples of Primary Entrance Designs
7.3 Façade Composition
(a) Commercial Use, Mixed-Use and Large and Medium Multi-Family 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:
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 (see Figure 7-3); or
2. The construction of building entrances, bay windows, display windows,
storefronts, arcades, façade relief, panels, balconies, cornices, bases,
pilasters, or columns (see Figures 7-4).
Figure 7-3 Illustration
showing building articulation
requirement
60
’
m
a
x
.
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Page | 75
DRAFT April 8, 2015
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.
2. In order to reduce building heat loss, a maximum of 40 percent transparency
coverage is recommended for the upper floors of northern facing 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) Single-Family and Small Multi-Family Use Buildings
(i) At least one of the following shall be added along single-family building facades
to add pedestrian interest along the street:
• porches,
Images showing appropriate transparency required along Pedestrian Priority and Pedestrian-Friendly Frontages
Section 7: Building Design Standards TCAAP Redevelopment Code
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DRAFT April 8, 2015
• stoops,
• eaves, or
• balconies
(ii) Attached townhome facades shall have variation in architectural features between
adjacent units. Variations of architectural features may include one of the
following:
• porches,
• stoops,
• eaves,
• windows or doorway treatments or framing, or
• other architectural features acceptable as variation by community
development staff.
(iii) Windows and Doors: All building facades of single-family use buildings shall meet
the transparency requirements established in Table 7-2.
(iv) In a detached single-family 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. The
following design standards shall be met:
1. Roofing materials visible from any public right-of-way shall vary materials in
each design.
2. 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.
3. In an effort to decrease monotony of design, changing the paint color or
material type will not be considered a different design or style.
(v) Single Family and Small Multi-Family buildings shall not have more than three
materials used on the exterior of the structure. Of the three materials a primary
material shall be used for a minimum of 60 percent of facades facing a public
street. Primary materials shall be one of the following:
• Masonry (brick, stone, cast stone, or other durable masonry material; any
masonry product shall be mortared in place)
• Cementitious fiber clapboard with a minimum 50-year warranty
• Wood, or
• Other durable material approved by the JDA
(vi) Secondary materials may be used up to 40 percent of facades facing a public
street. Secondary materials shall be one of the following:
• A primary building material, or
• Architectural metal with matte finish, or
• Stucco utilizing a 3-step process of application.
(c) A recommended palette for exterior building colors is included in Attachment
7. Fluorescent colors are prohibited. The colors of roofs, trim and siding, and accents
shall work together to create a unified whole.
(i) Accent colors shall be used on no more than 10% of any façade. No large
expanses such as panels shall be painted in accent colors.
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DRAFT April 8, 2015
(ii) A darker value than façade colors is recommended for roofing materials. White
roofs are prohibited on pitched roof buildings.
(d) Best practices for bird safety are recommended as described in Attachment 8.
Residential buildings with porches, fencing, balconies and stoops to add interest along the street.
7.4 Non-Residential, Mixed-Use, and Large and Medium Multi-Family Residential Building
Materials
(a) On Pedestrian Priority and Pedestrian Friendly Frontages, primary building structures
shall have a minimum of 60 percent of the following primary building materials:
i. Masonry (brick, stone, cast stone, etc. that is mortared in place)
(b) On General Frontages, primary building structures shall have a minimum of 40
percent of the following primary building materials:
i. Masonry (brick, stone, cast stone, etc. that is mortared in place)
(c) Secondary materials shall only be used for up to 40 percent of the primary building
façade for Pedestrian Priority and Pedestrian Friendly frontages. On General
Frontages, secondary materials may be used for up to 60 percent of the primary
building façade.
i. Secondary materials include:
1. Architectural metal with matte finish
2. Cementitious fiber clapboard with a minimum 50-year warranty
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DRAFT April 8, 2015
3. Exterior Insulation Finish System (EIFS), on all frontages shall not be used on
the ground floor level. Use of EIFS is limited to 10% per total façade area.
4. Stucco utilizing a 3-step process of application.
(d) Accessory buildings shall maintain the same building materials as the primary building.
(e) For tilt-up wall construction, a veneer system of materials shall be used to come into
conformance with the above listed materials.
(f) Canvas awnings are not permitted.
7.5 Shading Requirement: Shading of public and publicly accessible sidewalks, especially
sidewalks located along Pedestrian Priority and Pedestrian-Friendly frontages shall be
important to implementing the vision for walkable mixed-use in the Plan Area. Shading may
be achieved through any combination of canopies, awnings, street trees and other similar
devices. To this end, the following standards shall apply (see Figure 7-5):
(a) Shaded sidewalks shall be provided alongside at least:
(i) 50 percent of all building facades with Pedestrian Priority Frontage designation
per the Regulating Plan (Attachment 1).
(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.
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DRAFT April 8, 2015
Figure 7-5 Images showing examples of shading along sidewalks
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; or
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 feet high Street Screen along both Pedestrian-Friendly and
General frontages (see illustrations below). The Street Screen shall be made up of (i)
a living screen or (ii) a combination living and primary building material screen (See
Section 10.4 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 Alley
frontages and along highway frontage roads.
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DRAFT April 8, 2015
Image illustrating the appropriate design of retail/restaurant drive-throughs (Corner Lot)
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, Pedestrian-Friendly, or Spine Road frontage designation shall
have a primary building entrance along its Pedestrian Priority 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
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DRAFT April 8, 2015
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.
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.
7.8 Design of Parking Structures
(a) All ground floors of parking structures located on Pedestrian Priority frontages shall
be 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).
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DRAFT April 8, 2015
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. Ramps within parking garages shall not be visible from
any Pedestrian Priority Frontages. Ramps shall not be located along the exterior
perimeter of the parking structure.
Figures 7-9 Illustrative Examples of Parking Garage Screening
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 83
DRAFT April 8, 2015
(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 7-10).
Figures 7-10 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.
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 84
DRAFT April 7, 2015
Section 8: Street Design Standards TCAAP Redevelopment Code
Page | 85
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. The TCAAP Street Type Plan (Attachment 6) 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 in plan are
identified as Required streets to implement the ultimate street network in the Master
Plan Vision. The TCAAP Street Type Plan (Attachment 6) illustrates the 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.
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;
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;
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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 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 approved by the JDA.
1. The 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, revisions to the Project Circulation Plan may be approved by the
JDA after considering the circulation characteristics of a proposed development
plan, the need for access to adjoining properties, phasing of a larger-scaled
project, and the context of surrounding development.
3. The JDA, with the recommendation of the Arden Hills Public Works and Community
Development Departments, may waive the requirement for a Project Circulation
Plan 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.
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 Public Works Design Manual shall apply to the extent that they do not conflict with
the design and context standards in Attachment 5 and the Master Plan Vision for streets in
TCAAP. Landscaping within the public right-of-way shall be per standards in Section 10 in the
TRC. Attachment 5 provides recommended cross sections for public streets within the TRC
based on available right-of-way and intended development context per the Master Plan
Vision.
DRAFT April 7, 2015
Section 9: Open Space Standards TCAAP Redevelopment Code
Page | 87
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
the 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. The Natural Resources
Corridor is intended to be an amenity to the site’s uses and users.
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 requirements 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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Section 9: Open Space Standards TCAAP Redevelopment Code
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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 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 to or visible from the public right-of-way shall be designed in
context with the public realm and not interrupt the 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 with 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 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/or 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 building space or fraction thereof. This standard
shall only apply to site plans two (2) acres in size or larger.
(b) All residential development of five (5) attached dwelling units or more, on a single
parcel, shall meet the Private Common Open Space standards established in this
Section. Table 9-2 establishes the Private Common Open Space requirement based on
the proposed intensity of residential development.
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Section 9: Open Space Standards TCAAP Redevelopment Code
Page | 89
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 DU / acre or greater Provide minimum of 80 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 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 space types.
DRAFT April 7, 2015
Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 90
10.0 Streetscape and Landscape Standards
10.1 Sidewalks. Publicly 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 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 ten (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
10’ min
Clear Height
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Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 91
Table 10-1 Required Public and Publicly Accessible Sidewalk Standards
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 Section 10.2 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
feet 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) Requirements for minimum caliper size and height are included in the Public Works
Design Manual. Each tree shall be planted in a planting area no less than 36 square
feet.
(e) Preferred street tree species are identified in the Arden Hills Public Works Design
Manual. Arrangement of species shall be interspersed in order to prevent wholesale loss
of street trees in the case of disease.
(f) Area between the building facade and property line or edge of existing sidewalk
along Pedestrian Priority Frontages shall be such that the sidewalk width shall be a
minimum of 10’ (with public access easement if necessary) with the remainder of the
setback area paved flush with the public sidewalk. Sidewalk cafes, landscaping within
tree-wells or planters may be incorporated within this area. (see Illustration in Section
6.1)
(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 single-
family residential uses per lot size:
Table 10-2 Single-Family Landscaping and Tree Requirements
Lot Size Requirement
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.
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Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
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10.4 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 a 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.
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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Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 93
Figure 10-3 Illustration showing required screening of roof and ground mounted equipment
10.5 Street Lighting: Street lighting should be provided on Spine, Town, Collector and Collector
with Trail roads. Refer to Arden Hills Public Works Design Manual for lighting palette. The
following standards shall apply for pedestrian scale lighting:
(a) Vehicular lighting shall be a maximum of 30 feet in height and pedestrian-oriented
lighting a maximum of 18 feet 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.
(e) High efficiency lighting, such as LED lamps, is required.
10.6 Exterior Lighting: All development in the TRC (including surface parking lots) with the
exception of Single-Family Attached, Single-Family detached, Townhouse, and Two-Family
Residential Uses shall comply with the Exterior Lighting regulations in AHC Section 1325.
10.7 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.
(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
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Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 94
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.
10.8 Utilities
(a) All utility lines shall be underground.
(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).
10.9 Parking Lot Landscaping: All surface parking shall meet the standards for parking lot
landscaping in the AHC Section 1325.
DRAFT April 7, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 95
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 Signs: 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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Section 11: Sign Standards TCAAP Redevelopment Code
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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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Section 11: Sign Standards TCAAP Redevelopment Code
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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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Section 11: Sign Standards TCAAP Redevelopment Code
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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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Section 11: Sign Standards TCAAP Redevelopment Code
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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 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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Section 11: Sign Standards TCAAP Redevelopment Code
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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
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 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 Pole-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
April 2015
Table of Contents
1: Regulating Plan
2: TCAAP Master Plan
3: Palette of Open Space Types
4: Development Review Chart
5: Street Cross Sections
6: Street Type Plan
7: Recommended Color Palette
8: Audubon Minnesota Bird-Safe Building Guidelines
DRAFT February 2015
Attachment 2: Regulating Plan TCAAP Redevelopment Code
Page | 111
2: TCAAP Master Plan
DRAFT February 2015
Attachment 3: Palette of Open Space Types TCAAP Redevelopment Code
Page | 112
Attachment 3
Palette of Open Space Types
The Open Space Types and Standards contained herein shall be used as a guide to fulfill the required
and recommended Open Space requirements of Section 9 of the TRC. These open space types may be
Public or Private Common Open Spaces. The following section provides a description of these open space
types including the design context and criteria consistent with the Vision for TRC Neighborhoods.
1. Public Open Space Types
(a) Pocket Park Standards
Pocket Parks are small scale public open spaces intended to provide
recreational opportunities where (publicly accessible/park) space is
limited. They are often located between buildings and developments;
on single vacant lots; and on small irregular pieces of land. Low
maintenance landscaping and facilitie s i s r e c o m m e n d e d i n o r d e r t o
support multiple pocket parks in a park system.
Development may include pavilions, picnic tables, small performance
stage, seating areas, gathering areas, family play areas, gazebos,
small game areas, small community gardens, dog parks, and interactive
art. Shade and lighting is desired.
Typical Characteristics
General Character
Small open space responding to specific
user groups and space available.
Range of character can be for intense use
or aesthetic enjoyment. Low maintenance
is essential.
Location and Size
0.25 – 1.99 acres
Within walking distance of either a few
blocks or up to a ¼ mile of residences
Typical Uses
Varies per user group
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(b) Green Standards
A Green is a public open space available for civic purposes,
commercial activity, unstructured recreation and other passive
uses. Greens shall primarily be naturally landscaped with many
shaded places to sit. Open lawn areas shall encourage civic
gathering. Appropriate paths, civic elements, fountains or open
shelters may be included and shall be formally placed within the
Green.
A Green shall be adjacent to a public right of way and be
spatially defined by buildings which shall front onto and activate
this space.
Typical Characteristics
General Character
Open space
Spatially defined by street and building
frontages and landscaping
Lawns, trees and shrubs naturally disposed
Open shelters and paths formally
disposed
Location and Size
0.25 – 4 acres
Minimum width – 25’
Minimum pervious cover – 80%
Minimum perimeter frontage on public
right of way – 50%
Typical Uses
Unstructured recreation
Casual seating
Commercial and civic uses
No organized sports
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(c) Square Standards
A square is a public open space available for civic purposes,
commercial activity, unstructured recreation and other passive
uses. The square should have an formal character and be defined
by the surrounding building frontages and adjacent tree-lined
streets. All buildings adjacent to the square shall front onto the
square. Adjacent streets shall be lined with appropriately scaled
trees that help to define the square.
The landscape shall consist of lawns, trees, and shrubs planted in
formal patterns and furnished with paths and benches. Shaded
areas for seating should be provided. A civic element or small
structure such as an open shelter, pergola, or fountain may be
provided within the square.
Typical Characteristics
General Character
Formal open space
Spatially defined by buildings and tree-
lined streets.
Open shelters, paths, lawns, and trees
formally arranged
Walkways and plantings at all edges
Abundant seating opportunities
Location and Size
0.25 – 4 acres
Minimum width – 25’
Minimum pervious cover – 60%
Minimum perimeter frontage on public right
of way – 60%
Located at important intersections
Typical Uses
Unstructured and passive recreation – no
organized sports.
Community gathering
Occasional commercial and civic uses
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(d) Plaza Standards
A plaza is a public open space that offers abundant opportunities
for civic gathering. Plazas add to the vibrancy of streets within the
higher density zones and create formal open spaces available for
civic purposes and commercial activity. Building frontages shall
define these spaces.
The landscape should have a balance of hardscape and planting.
Various types of seating should be provided from planter seat
walls, to steps, to benches, to tables, and chairs. Trees should be
provided for shade. They should be formally arranged and of
appropriate scale. Plazas typically should be located at the
intersection of important streets. A minimum of one public street
frontage shall be required for plazas.
Typical Characteristics
General Character
Formal open space
A balance of hardscape and planting
Trees important for shade
Spatially defined by building
frontages
Location and Size
0.1 – 1 acre
Minimum width – 30’
Minimum pervious cover – 20%
Minimum perimeter frontage on public
right of way – 25%
Located at important intersections, at
vista termini, or at entrances to
public/civic buildings
Typical Uses
Commercial and civic uses
Formal and casual seating
Tables and chairs for outdoor dining
Retail and food kiosks
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(e) Pocket Plaza Standards
A pocket plaza is a small scale public open space that serves as
an impromptu gathering place for civic, social, and commercial
purposes. The pocket plaza is designed as a well-defined area of
refuge separate from the public sidewalk. It is frequently located
in a building supplemental zone next to the streetscape.
These areas contain a lesser amount of pervious surface than other
open space types. Outdoor dining with café tables and chairs,
water features, public art and other shaded amenities are
appropriate uses.
Typical Characteristics
General Character
Formal open space for gathering
Defined seating areas
Refuge from the public sidewalk
Spatially defined by the building
configuration
Location and Size
Min. 300 s.f.
Min. width – 15’ / Max. width 20’
Minimum pervious cover –10 %
Minimum perimeter frontage on public
right of way – 25%
Located at important intersections, at
vista termini, or at entrances to
public/civic buildings
Typical Uses
Civic and commercial uses
Formal and casual seating
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(f) Pedestrian Passage (Paseo) Standards
Pedestrian passages or paseos are linear public open spaces that
connect one street to another at through-block locations. Pedestrian
passages create intimate linkages through buildings at designated
locations. These wide pathways provide direct pedestrian access to
residential or other commercial addresses and create unique spaces
for frontages to engage and enter off of. Pedestrian passages
allow for social and commercial activity to spill into the public realm.
Pedestrian passages should consist of a hardscape pathway with
pervious pavers activated by frequent entries and exterior
stairways. The edges may simply be landscaped with minimal
planting and potted plants. Shade is required for the success of the
paseo.
Typical Characteristics
General Character
Hardscape pathway with pervious
pavers
Defined by building frontages
Frequent side entries and frontages
Shade Required
Minimal planting and potted plants
Maintain the character of surrounding
buildings
Standards
Min. Width 15 feet
Typical Uses
Pedestrian connection and access
Casual seating
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(g) Multi-Use Trail Standards
A multi-use trail is a linear public open space that accommodates
two or more users on the same, undivided trail. Trail users could
include pedestrians, bicyclists, skaters, etc. A trail frequently
provides an important place for active recreation and creates a
connection to regional paths and biking trails.
Pedestrian amenities add to recreational opportunities. These
include drinking fountains, scenic view posts, fitness stations, and
directional signs, and may be spread along the trail or grouped in
a trailhead area.
Typical Characteristics
General Character
Multi-use trail in Neighborhood Park:
Naturally disposed landscape
Trees lining trail for shade
Appropriately lit for safety
Formally disposed pedestrian
furniture, landscaping and lighting
Multi-use trail along Spine Road or
through neighborhoods.:
Paved trail with frequent gathering
spaces and regular landscaping.
Standards
Min. Width 12 feet
Typical Uses
Active and passive recreation
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(h) Family-friendly Play Area Standards
Family-friendly play areas are areas within open spaces that are
conducive to the recreational needs of families with children.
Family-friendly play areas range in style from pocket parks within
mixed use developments to playscapes within neighborhood
parks.
These play areas should serve as quiet, safe places -- protected
from the street and typically located where children do not have
to cross major streets to access. An open shelter, play structures or
interactive art and fountains may be included with landscaping
between. Shaded areas and seating shall be provided for ease
of supervision.
Playscape equipment and design must be reviewed and
approved by the City prior to installation. The need for fencing
depends on the surrounding environment.
A larger playground may be incorporated into a neighborhood
park, whereas a more intimate family oriented design may be
incorporated into a pocket park.
Typical Characteristics
General Character
Focused toward family-friendly needs
Fencing depends on surroundings
Open shelter
Shade and seating provided
Play structure, interactive art or fountains
Standards
Min. Size 300 sq.ft.
Max. Size N/A
As described by open space type in which
playground is located
Protected from traffic
No service or mechanical equipment
Typical Uses
Active and passive recreation
Unstructured recreation
Casual seating
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2. Private Common Open Space Types
(a) Forecourt Standards
Forecourt is a small scale private common open space surrounded
on at least two sides by buildings. A forecourt is typically a
building entry providing a transition space from the sidewalk to the
building. The character serves as a visual announcement of the
building to visitors with additional amenities such as signage, water
features, seating, planting, etc.
Forecourts should be laid out proportionate to building height with
a 1:4 (min.) ratio. In order to offset the impact of taller buildings,
the detail of the forecourt level should seek to bring down the
relative scale of the space with shade elements, trees, etc.
The hardscape should primarily accommodate circulation. Seating
and shade are important for visitors. Trees and plantings are
critical to create a minimum of 30% pervious cover and offset the
effect of the urban heat island.
Typical Characteristics
General Character
Small scale private common open space
Defined by buildings on at least 2 sides
with connection to public sidewalk
Size of court should be proportionate to
building height
Hardscape should accommodate entry
circulation
Trees and plants are critical
Enhance the character of surrounding
buildings
Standards
Min. Width 25’
Minimum Size Depth: Based on
building height ratio;
Width: Max. of 50% of
the building’s frontage
along that street
Minimum pervious cover – 30%
Typical Uses
Building Entry Circulation
Visual building announcement
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(b) Courtyard Standards
Courtyards are small scale private common open spaces surrounded on
at least three sides by buildings with a pedestrian connection to a
public sidewalk. Courtyards maintain the character and style of the
surrounding buildings.
Courtyards should be laid out proportionate to building height between
1:1 and 2:1 ratio (width to height of building). In order to offset the
impact of taller buildings, the detail of the courtyard level should seek
to bring down the relative scale of the space with shade elements,
trees, etc. Transition areas should be set up between the building face
and the center of the court.
The hardscape should accommodate circulation, gathering, seating, and
shade. Trees and plantings are critical to create a minimum of 30%
pervious cover and offset the effect of the urban heat island.
Typical Characteristics
General Character
Small scale private common open space
Defined by buildings on at least 3 sides
with connection to public sidewalk
Size of court should be proportionate to
building height
Hardscape should accommodate
circulation, gathering, and seating.
Trees and plants are critical
Maintain the character of surrounding
buildings
Standards
Min. Width 25’
Minimum Area 650 s.f.
Minimum pervious cover – 30%
Typical Uses
Gathering
Casual seating
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(c) Roof Terrace Standards
A Roof Terrace is a private common open space serving as a gathering
space for tenants and residents that might not be at grade.
Up to 50% of the required private common open space may be located on
a roof if at least 30 % of the roof terrace is designed as a Vegetated or
Green Roof. A Vegetated or Green roof is defined as an assembly or
system over occupied space that supports an area of planted beds, built up
on a waterproofed surface.
Private common open space on a roof must be screened from the view of
the adjacent property. The hardscape should accommodate circulation,
gathering, seating, and shade.
Typical Characteristics
General Character
Small scale private common open
space on roof top
Screened from view of adjacent
property
Vegetated portion critical
Hardscape should accommodate
gathering, seating, shade
Provides common open space that
might not be available at grade
Standards
Min. Area 50% of the roof
top
Planted area – 30% min.
Typical Uses
Gathering for tenants and residents
Green Roof
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Attachment 4: Development Flow Chart TCAAP Redevelopment Code
Page | 123
Attachment 4
DRAFT February 2015
Attachment 5: Street Cross Sections TCAAP Redevelopment Code
Page | 124
Attachment 5
Street Cross Sections
The following street cross sections are established for the Street Types as established in Regulating Plan
for TRC. The cross sections (including vehicular lane and on-street parking configurations, street tree
placement, etc.) may be adjusted to fit existing contexts or other development contexts consistent with the
vision for the Neighborhood with the approval of the City Engineer. In addition, the proposed cross
sections may be adjusted to meet the needs of the Uniform Fire Code as adopted by the City.
TOWN STREET
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Page | 125
TOWN STREET AT INTERSECTIONS
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Page | 126
COLLECTOR ROAD
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Page | 127
COLLECTOR ROAD WITH TRAIL
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Page | 128
NEIGHBORHOOD STREET
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Page | 129
RESIDENTIAL ALLEY
COMMERCIAL ALLEY
Town Street
Collector Street
Collector Street with Trail
Spine Road
Spine Road Intersections
(Final location per final Spine Road design)
ATTACHMENT 6
TCAAP STREET TYPE PLAN
DRAFT February 2015
Attachment 6: Street Type Plan TCAAP Redevelopment Code
Page | 131
Attachment 7
Recommended Color Palette
Attachment 7
TCAAP Recommended Color Palette
The following recommended color palette is established for exterior building colors within TCAAP. This
color palette is based on the Sherwin William paint palette. Other manufacturers may be used provided
that the colors are similar in tone, shade, and intensity to the ones listed below.
Body/Wall Trim/Accent
Renwick Rose Beige 2804
Renwick Beige 2805
Pewter Tankard 0023
Polished Mahogany 2838
Renwick Golden Oak 2824
Downing Straw 2813
Roycroft Vellum 2833
Deepest Mauve 0005
Downing Sand 2822
Rookwood Clay 2823
Rookwood Sash Green 2810
Rookwood Blue Green 2811
Sheraton Sage 0014
Downing Sand 2822
Rookwood Antique Gold 2814
Fairfax Brown 2856
Eastlake Gold 0009
Classical White 2829
Curio Gray 0024
Downing Slate 2819
Pearl Gray 0052
Classic Light Buff 0050
Colonial Revival Stone 2827
Mulberry Silk 0001
Downing Slate 2819
Downing Straw 2813
Rookwood Antique Gold 2814
Rookwood Medium Brown 2807
Downing Earth 2820
Renwick Beige 2805
Rookwood Terra Cotta 2803
Rookwood Dark Brown 2808
Renwick Olive 2815
Downing Sand 2822
Rookwood Dark Green 2816
Rookwood Amber 2817
Craftsman Brown 2835
Roycroft Vellum 2833
Rookwood Brown 2806
Naval 6244
Birdseye Maple 2834
Roycroft Brass 2843
Roycroft Bronze Green 2846
Aurora Brown 2837
Roycroft Pewter 2848
Weathered Shingle 2841
Roycroft Vellum 2833
Roycroft Copper Red 2839
Downing Stone 2821
Sage Green Light 2851
Roycroft Bronze Green 2846
Classic Light Buff 0050
Body/Wall Trim/Accent
Rookwood Clay 2823 Pure White 7005
Downing Sand 2822
Teal Stencil 0018
Downing Straw 2813
Roycroft Vellum 2833
Roycroft Pewter 2848
Classic French Gray 0077
Antique White 6119
Roycroft Suede 2842
Creamy 7012
Bunglehouse Blue 0048
Peace Yellow 2857
Rookwood Antique Gold 2814
Classical White 2829
Roycroft Bottle Green 2847
Roycroft Mist Gray 2844
Downing Stone 2821
Extra White 7006
Rookwood Dark Red 2801
Needlepoint Navy 0032
Classic Light Buff 0050
New Colonial Yellow 2853
Antiquarian Brown 0045
Chelsea Gray 2850
Westchester Gray 2849
Decorous Amber 0007
Roycroft Pewter 2848
Downing Sand 2822
Classical White 2829
Toile Red 0006
Rookwood Dark Brown 2808
Colonial Revival Stone 2827
Classical White 2829
Tricorn Black 6258
Rookwood Red 2802
Colonial Revival Gray 2832
Pure White 7005
Downing Slate 2819
Harvester 6373
Colonial Revival Green Stone 2826
Classic Light Buff 0050
Polished Mahogany 2838
Roycroft Bronze Green 2846
Cardboard 6124 Believable Buff 6120
Urbane Bronze 7048
Wool Skein 6148 Hardware 6172
Fired Brick 6335
Universal Khaki 6150 Moderate White 6140
Naval 6244
Summit Gray 7669 Extra White 7006
Greenblack 6994
Restrained Gold 6129 Polar Bear 7564
Forestwood 7330
Virtual Taupe 7039 Accessible Beige 7036
Rustic Red 7593
Poolhouse 7603 City Loft 7631
Peppercorn 7674
Body/Wall Trim/Accent
Whole Wheat 6121 Antique White 6119
Raisin 7630
Knitting Needles 7672 Pearly White 7009
Seaworthy 7620
Humble Gold 6380 Wool Skein 6148
Griffin 7026
Jubilee 6248 Extra White 7006
Salute 7582
Green Earth 7748 Nacre 6154
Fiery Brown 6055
Red Barn 7591 Alabaster 7008
Domino 6989
Dormer Brown 7521 Patience 7555
Cordovan 6027
Slate Tile 7624 Grecian Ivory 7541
Manor House 7505
Softer Tan 6141 Foothills 7514
Darkroom 7083
Maison Blanche 7526 Alabaster 7008
Dried Thyme 6186
Carriage Door 7594 Windsor Greige 7528
Thunder Gray 7645
Khaki Shade 7533 Tiki Hut 7509
Brandywine 7710
Burlap 6137 Rice Grain 6155
Bitter Chocolate 6013
Tree Branch 7525 Divine White 6105
Rustic Red 7593
Rare Gray 6199 Casa Blanca 7571
Pewter Green 6208
Dover White 6385 Gateway Gray 7644
Mediterranean 7617
Concord Buff 7684 Pure White 7005
Porpoise 7047
Wool Skein 6148 Artisan Tan 7540
Status Bronze 7034
Bamboo Shoot 7733 Alabaster 7008
Roycroft Pewter 2848
Breezy 7616 Extra White 7006
Rookwood Amber 2817
Tatami Tan 6116 Colony Buff 7723
Homburg Gray 7622
Fresco Cream 7719 Pottery Urn 7715
Carnelian 7580
Dry Dock 7502 Hot Cocoa 6047
Chateau Brown 7510
Body/Wall Trim/Accent
Muslin 6133 Straw Harvest 7698
Rural Green 6418
Homestead Brown 7515 Keystone Gray 7504
Moderne White 6168
Outerbanks 7534 Rice Grain 6155
Rookwood Terra Cotta 2803
Extra White 7006 Rushing River 7746
Spiced Cider 7702
Uncertain Gray 6234 Evening Shadow 7662
Peppercorn 7674
Birdseye Maple 2834 Cocoon 6173
Olde Worlde Gold 7700
Retreat 6207 Netsuke 6134
Edgy Gold 6409
Perfect Greige 6073 Popular Gray 6071
Garret Gray 6075
Artifact 6138 Creamy 7012
Ramie 6156
Jogging Path 7638 Intellectual Gray 7045
Thunder Gray 7645
Shoji White 7042 Relaxed Khaki 6149
Hopsack 6109
Restrained Gold 6129 Burlap 6137
Pier 7545
Anjou Pear 6381 Jersey Cream 6379
Warm Stone 7032
Techno Gray 6170 Connected Gray 6165
Alchemy 6395
Rustic City 7699 Dover White 6385
Raisin 7630
Cork Wedge 7539 Smokehouse 7040
Rustic Red 7593
Silvermist 7621 Pure White 7005
Chamois 6131
Stone Lion 7507 Quiver Tan 6151
Incredible White 7028
DRAFT February 2015
Attachment 7: Audubon Minnesota Bird-Safe Building Guidelines TCAAP Redevelopment Code
Page | 132
Attachment 8
Audubon Minnesota Bird-Safe Building Guidelines
Bird Safe Building guidelines
2 BiRd-sAFe Building guidelines
Thank you to New York City audubon and their original working group
for permission to revise their Bird-Safe Building Guidelines (May 2007).
NYC Project director: Kate Orff, rLa , Columbia University GSaPP
NYC authors: Hillary Brown, aia , Steven Caputo, New Civic Works
NYC audubon Project Staff: e.J. Mc adams, Marcia fowle, Glenn Phillips,
Chelsea dewitt, Yigal Gelb Graphics.
NYC reviewers: Karen Cotton, Bird-Safe Working Group; randi
doeker, Birds & Buildings forum; Bruce fowle, faia , daniel Piselli,
fXfOWLe ; Marcia fowle; Yigal Gelb, Program director, NYC audubon;
Mary Jane Kaplan; daniel Klem, Jr., Phd., Muhlenberg College; albert M.
Manville, Phd., US department of the interior, fish and Wildlife Service;
e. J. Mcadams, former executive director NYC, audubon; Glenn
Phillips, executive director, NYC audubon.
Original publication of these guidelines was made possible with the
support of US department of the interior, fish and Wildlife Service
through the Neotropical Migratory Bird Conservation act, Joseph &
Mary fiore and the support of NYC audubon members and patrons.
Bird-Safe Building Guidelines
Over 100 bird species have been recovered from building collisions in Minnesota including lincoln’s sparrow, Black-capped Chickadee, indigo Bunting, Common Yellowthroat, and nashville Warbler
The mission of audubon Minnesota is to conserve and restore natural
ecosystems, focusing on birds and their habitats, for the benefit of
humanity and the earth’s biological diversity.
Audubon MinnesotA
2357 Ventura drive, Suite 106 • Saint Paul MN 55125
mn.audubon.org
Published by audubon Minnesota, May 2010
Project director: Joanna eckles (audubon Minnesota)
Contributor: edward Heinen (Perkins + Will)
reviewers: Mark Martell, Mark Peterson (audubon Minnesota); Lori
Naumann (Minnesota department of Natural resources); Chris
Sheppard (american Bird Conservancy); Susan elbin (NYC audubon);
Jonee Kulman Brigham (Center for Sustainable Building research,
UMN), Benjamin Sporer, Paul Neuhaus (Perkins + Will)
design Manager: Bonita Jenné (audubon Minnesota)
Cover Cityscape artwork: edward Heinen
Printing made possible by TogetherGreen
Citation: audubon Minnesota. (2010). Bird-Safe Building Guidelines
Photographs in this publication are copyrighted by the individual
photographers and have been used with permission. Site and lighting
diagrams courtesy of the City of Toronto from their Bird-friendly
development Guidelines.
ji
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16 BiRd-sAFe Building guidelines
b e st PRAC t i C e s F o R bi R d s A F e t Y
Site and Landscape design
Objective:
Minimize the potential
for bird collisions when
siting buildings near
existing landscape
features and when
planning new
landscapes in close
proximity to buildings.
A .WELL-INTEGRATED .SUSTAINABLE .DESIGN .enhances .open .space .and .protects .and .restores .habitat .while .enhancing .the .overall .
architectural .and .operational .quality .of .a .built .facility . .Efforts .to .integrate .nature .and .attract .wildlife .should .be .balanced .with .specific .
considerations .of .a .site’s .impact .on .birds . .Birds .attracted .to .on-site .habitat .are .vulnerable .to .collisions .with .glass . .These .guidelines .encourage .
bird-safe .design .strategies .early .in .the .collaborative .design .process .through .consideration .of .site, .existing .habitat, .and .bird-safe .landscaping .
analyze the site to determine potential attractions for bird populations.
Consult with an ecologist or bird specialist to inventory the site.
document the location of nearby vegetated streetscapes and urban
parks.
identify all sources of food and shelter for migratory and resident bird
populations, including plants, water and other natural features.
identify human-made features that attract birds, including water
sources, nesting and perching sites, and shelter from adverse weather.15
ConsideR site AnALYsis
Site building(s) to reduce conflicts with existing and planned landscape
features that may attract birds.
Where buildings cannot be located away from bird sensitive areas, take
special care in treating windows. See “exterior Glass” pages 20-21.
Where strategic reductions to building footprint have been made in
order to enhance vegetated open space and habitat, assess site conflicts
and include bird safe treatments.
Use soil berms, furniture, landscaping, or architectural features to
prevent reflection in glazed building facades.
ConsideR eXistinG hAbitAt
L e ed
L e edCoordinate with Leed Credits
SS 5.1 Site development: Protect or restore Habitat
Coordinate with Leed Credits
SS 5.2 Site development: Maximize Open Space
urban parks attract birds treat windows near habitat
BiRd-sAFe Building guidelines 17
WHILE .BIRDS .COLLIDE .WITH .BUILDINGS .AT .ALL .LEvELS, .ground-level .stories .are .considered .the .most .dangerous .because .this .
is .where .habitat .reflections, .glazing .and .internal .planting .are .often .all .quite .prominent . .Analysis .of .bird .collision .data .over .10 .years .in .New .
York .City .showed .that .“most .collisions .were .documented .to .occur .during .the .day .at .the .lower .levels .of .buildings .where .large .glass .exteriors .
reflected .abundant .vegetation, .or .where .transparent .windows .exposed .indoor .vegetation .”16
Birds are vulnerable to collisions nearly anywhere glass occurs. Habitat
in proximity to glass exacerbates this threat unless reflections are
avoided or eliminated or visual cues are incorporated in glazing.
When planning new landscapes be aware of reflections and see-through
effects created by habitat in relation to building features. Place plantings
to minimize these effects.
alternatively, situate trees and shrubs immediately adjacent to the
exterior glass walls, at a distance of less than three feet from the glass.17
Close proximity will minimize habitat reflections. in addition, if a bird
does try to fly to a reflection at this range, flight momentum will be
minimal, thereby reducing fatal collisions. This planting strategy also
provides beneficial summertime shading and reduces cooling loads.
if any bird-attracting features (food, water, shelter) are in reflective
range of the building(s), use fritting, shading devices or other techniques
to make glass visible. See “exterior Glass” pages 20-21.
ConsideR LAndsCAPe PLACeMent
Birds will mistakenly seek shelter in landscaping located behind glass.
Mask views of interior plantings from outside the building.
Use screening, window films or treatments to make glass visible.
With the increased use of green roof technology, impacts on birds must
be considered.
Treat glass to minimize the reflection of rooftop landscaping in adjacent
building features.
Consider foregoing green roof installation or eliminating access to birds
if reflection in adjacent buildings will occur.
ConsideR inteRioR LAndsCAPinG
ConsideR RooFtoP LAndsCAPinG
L e ed
Coordinate with Leed Credits
SS 7.1 Heat island effect: Non-roof
SS 7.2 Heat island effect: roof
dangerous reflections Confusing interior plants
CAnoPY heiGht
Glass treatments
should be applied to
the height of the top
of the surrounding
tree canopy or the
anticipated height of
surrounding vegetation
at maturity.13
18 BiRd-sAFe Building guidelines
b e st PRAC t i C e s F o R bi R d s A F e t Y
Building Layout and Massing
Objective:
Include bird-safe
strategies as part of
an integrated design
approach before
construction rather
than retrofitting a
building that proves
problematic.
BIRD-SAFE .STRATEGIES .do .not .restrict .the .ability .to .design .creatively . .These .guidelines .encourage .an .integrated .design .approach, .
challenging .building .designers .to .include .bird-safe .strategies .to .enhance .aesthetic, .functional, .and .building .performance .goals . .The .layout .
of .individual .buildings .and .their .relationship .to .other .structures .on .the .site .can .affect .the .number .of .bird .collisions .that .occur . .Building .
layout .and .massing .can .be .planned .along .with .landscaping .to .minimize .the .likelihood .of .bird .collisions .
ConsideR sPeCiFiC site FeAtuRes
Ground level stories are the most hazardous areas of all buildings and
should be designed to minimize bird collisions.
Minimize those hazards that bring birds close to buildings such as
vegetation, water and other features.
Provide uniform covering with bird-safe materials, especially adjacent to
landscapes. See “exterior Glass” pages 20-21.
Use angled glass, between 20 and 40 degrees from vertical, to reflect
the ground instead of adjacent habitat or sky.18
Clear barriers such as transparent bus-shelters, skyways, linkways,
railings, windscreens and noise barriers create a serious hazard for birds
because they are invisible, causing a deadly fly-through hazard.
avoid use of transparent materials in these structures in any location
where birds may be present. Use translucent or decorative glazing as
an alternative.
if clear panels of any kind are in use, incorporate surface treatments to
make glass visible. See “exterior Glass” pages 20-21.
Clear barriers create a deadly hazard for birds these two birds were fooled by habitat reflections
BiRd-sAFe Building guidelines 19
“bird sAfety is eAsier
to sell when it
overlAps with other
green strAtegies.
slAnted glAss
reduces solAr heAt
gAin but Also works
to effectively reduce
bird injuries. fritted
glAss reduces heAt
gAin, And if it’s 50%
you cAn still see
through it.”
Jeanne Gang, Studio Gang
architects, Chicago
Courtyards may contain landscaping and confusing internal corners that
limit bird escape routes. These areas often allow sudden access by people
that flush birds into glass.
Control access to enclosed areas so birds flush away from glass into
open areas.
Treat glass with bird-safe materials so birds see and avoid glass.
driveways can also cause birds to flush from landscaping into reflective
glazing as vehicles approach.
ensure routes of escape for birds that are using landscaping along
driveways and access roads.
Take care in routing driveways adjacent to landscaping and reflective
glazing.
site ventilation grates also present a unexpected danger for birds.
an injured bird that falls onto a ventilation grate with large pores can
become trapped.
Specify ventilation grates with a porosity no larger than 0.8 inches.13
Cover larger grates with netting.
Never up-light ventilation grates.
Rooftop obstacles such as antennas and media equipment can injure
or kill birds and should be minimized. in poor weather and bright lighting
conditions birds may congregate on and around rooftops.
Co-locate antennas and tall rooftop media equipment to minimize
conflicts with birds.
Utilize self-supporting structures that do not require guy wire supports.
avoid up-lighting rooftop antennas and tall equipment, as well as
decorative architectural spires. See “Lighting design” pages 24-25.
Confusing corners with multiple reflections Birds can fall through grates after hitting windows
20 BiRd-sAFe Building guidelines
exterior Glass
MOST .BIRD .COLLISIONS .OCCUR .at .the .glazed .surfaces .of .buildings . .While .circumstances .such .as .lighting .and .other .obstacles .do .
contribute, .glass .areas .are .the .primary .focus .of .bird-safe .design .and .retrofit .strategies .regardless .of .the .overall .site, .landscape, .layout .and .
massing .features . .Bird-friendly .glass .products .can .contribute .to .aesthetics, .energy .efficiency, .and .effective .daylighting . .For .bird .safety, .
efforts .focus .on .creating .visual .markers .to .make .glass .visible .to .birds .and .minimize .reflection .of .habitat .and .sky .
ConsideR visuAL MARKeRs
Objective:
Prevent bird collisions
with glazed surfaces,
while maintaining
transparency for views,
daylighting and passive
environmental control.
White fritted pattern on glass facade at iAC Offices in new York Cityinterior shades and exterior film at the Minneapolis Central library
“Visual noise” is what allows us to see glass. it is created by varying materials, textures, colors, opacity, or other features and helps to break up glass
reflections and reduce overall transparency.19 Creating these visual markers can alert birds to the presence of glass as an obstacle. This is the most
effective way to mitigate the danger that glass poses to birds.
Utilize etching, fritting, translucent and opaque patterned glass to
reduce transparency and reflection, while achieving solar shading.
(Note: although fritting is useful for creating visual noise, it is less
effective at reducing reflectance since it is generally applied on the
interior face of the glass.)
incorporate windows with real or applied divided lights to break up
large window expanses into smaller subdivisions.
Consider applying acid-etched or sandblasted patterns to glass on the
outside surface to “read” in both transparent and reflective conditions.
Create patterns that follow the “hand-print” rule (below).
Use window films featuring artwork or custom patterns permanently
or on a rotating basis.
Low-reflectivity glass has not been sufficiently tested for bird safety but
may prove beneficial in certain installations.
b e st PRAC t i C e s F o R bi R d s A F e t Y
did YOU KNOW?
Studies show that small birds will attempt to fly through any opening larger than 4 inches wide or 2 inches tall or about the size of a child’s
handprint oriented horizontally. When creating “visual noise” on or around a window, optimal openings are no larger than a small handprint.19
n Y C A u du
B O n
BiRd-sAFe Building guidelines 21
Large expanses of clear exterior glazing do not equate to effective day-
lighting for buildings. in fact, over-glazing can contribute to glare, veiling
reflections, unwanted heat gain, and also bird collisions. Many strategies
used to achieve effective daylighting are compatible with bird safety.
Where appropriate, daylighting strategies such as exterior shading
devices, fritted glass, and diffuse and translucent glass can also help to
prevent bird collisions.
in general, the more untreated glass you have, the greater the risk to
birds, especially on sites that are in predictable migratory and resident
bird areas.
ConsideR inteGRAted dAYLiGhtinGConsideR inteRioR And eXteRioR tReAtMent
tr anslucent glass can help balance daylighting and prevent bird collisionsAn exterior ceramic framework provides shading and daylighting (new York times)
exterior shading or other architectural devices enhance bird safety.
Utilize shading devices, screens, and other physical barriers to reduce
reflectivity and birds’ access to glass.
incorporate louvers, awnings, sunshades, light shelves or other exterior
shading/shielding devices to reduce reflection and give birds a visual
indication of a barrier.
Consider other highly patterned shading/shielding devices that will
provide visual cues and encourage bird safety.
interior window treatments can provide visual cues for birds and
reduce both transparency and reflections. They also help reduce light
trespass from buildings. See “Building Operations” page 26.
design interior window treatments using light-colored solar reflective
blinds or curtains. Partially open blinds during the day.
Close curtains and blinds if evening lighting is utilized.
for best results, consider photo-sensors, timers and other automatic
controls to regulate shading devices, lighting and daylighting.
L e ed
Coordinate with Leed Credits
eQ 8.1 and 8.2 daylight & Views
ea 1 Optimize energy Performance
WindoW AReA
Windows constitute
about 25-40 percent
of the wall area of
effectively designed
daylit buildings, an
area very similar to
the windowed area in
non-daylit buildings. 20
24 BiRd-sAFe Building guidelines
b e st PRAC t i C e s F o R bi R d s A F e t Y
Lighting design
Objective:
Under take strategies
to reduce light trespass
from buildings,
particularly during
migration seasons.
REDUCING .ExTERIOR .BUILDING .AND .SITE .LIGHTING .has .been .proven .effective .at .reducing .nighttime .migratory .bird .
collisions .and .mortality . .At .the .same .time, .such .measures .reduce .building .energy .costs .and .decrease .air .and .light .pollution . .These .guidelines .
encourage .efficient .design .of .lighting .systems .as .well .as .operational .strategies .to .reduce .light .trespass .from .buildings, .particularly .during .
migration .seasons . .
ConsideR eXteRoR LiGht tResPAss PReFeRRed disCouRAGed
Light pollution is largely a result of inefficient exterior lighting.
eliminate light directed upwards by attaching cutoff shields to street-
lights and external lights.
Highlight building features without up-lighting.
reduce the amount of light that spills outside areas where it is needed
for safety and security.
Maximize the useful light directed to targeted areas.
eliminate the use of spotlights and searchlights during bird migration.
did YOU KNOW?
red lights that don’t flash are most attractive (and therefore
deadly) to birds. instead, use flashing white or non-flashing blue or
green lights.24
direct exterior lighting downwards and adhere to Lights Out Guidelines
Light advertising from above to reduce the light projected skyward
lighting diagrams courtesy
of the City of toronto
BiRd-sAFe Building guidelines 25
ConsideR inteRioR LiGht tResPAss
Light trespass from within buildings can be reduced through design and
operational changes.
design lights to shut off using automatic controls, including photo-
sensors, infrared and motion detectors. These devices generally pay for
themselves in energy savings within one year.
reduce the need for extensive overhead lighting.
encourage the use of localized task lighting and shades.
reduce perimeter lighting and/or draw shades wherever possible.
PReFeRRed disCouRAGed
Preferred lighting designs project
light downward, reducing waste
and light pollution.
discouraged lighting designs cause
spill light to be directed into the
sky where it is not needed.
L e ed
WAsted LiGht
Light pollution is
largely the result of
bad lighting design,
which allows artificial
light to shine outward
and upward into the
sky, where it’s not
wanted, instead of
focusing it downward,
where it is.
National Geographic,
November 2008
Coordinate with Leed Credits
SS 8.0 Light Pollution reduction
eQ 6.1 Controllability of Systems: Lighting
e a 1 Optimize energy Performance
BiRd-sAFe Building guidelines 37
Products and innovations
R e sou R C e s
Translucent and decorative Glazing:
3Form (3-form.com)
Bendheim (bendheim.com)
Cabont nanogel/Aerogel (cabot-corp.com)
goldray industries (goldrayindustries.com)
kalwall (kalwall.com)
Major industries (majorskylights.com)
schott (us.schott.com)
tg P/Pilkington Profilit (tgpamerica.com)
viracon (viracon.com)
decorative Ceramic fritting:
goldray industries (goldrayindustries.com)
Oldcastle glass (oldcastleglass.com)
viracon (www.viracon.com)
PPg industries (ppg.com)
applied Window films and Spectrally Selective Glass:
Arnold glas, Ornilux (glaswerke-arnold.de)
Collidescape (fetchgraphics.com)
solutia / CPFilms inc. (cpfilms.com)
surfaceCare usA (surfacecareusa.com)
the Convenience group (conveniencegroup.com)
u.s . dept. of energy (eere.energy.gov)
electrochromic Glass:
sage electrochromics inc. (sage-ec.com)
smart glass international (smartglassinternational.com)
While . .product .innovations .continue .to .emerge, .many .currently .available .products .have .potential .bird-safety .features .even .if .they .were .
developed .for .other .purposes .such .as .balanced .daylighting, .innovative .aesthetics, .building .safety .and .security, .and .energy .efficiency . .
The .following .material .sources .may .contribute .to .bird .safety .for .new .or .existing .buildings . .Products .and .manufacturers .listed .below .are .for .
information .only, .and .are .neither .recommended .nor .endorsed .by .Audubon .Minnesota .and .its .Project .BirdSafe .partners .
architectural Metal Mesh:
Cambridge Architectural (cambridgearchitectural.com)
gkd Metal Fabrics (gkdmetalfabrics.com)
johnson screens (johnsonscreens.com)
Building-integrated Photovoltaics:
PowerFilm (powerfilmsolar.com)
uni-solar (www.uni-solar.com)
ARCh Aluminum and glass (archaluminum.net)
exterior Louvers and Sunscreens:
hunter douglas Contract (hunterdouglascontract.com)
industrial louvers inc. (www.industriallouvers.com)
nysan shading systems (nysan.com)
savannah tr ims (suncontrolers.com)
façade-integrated Leds:
Cambridge Architectural (cambridgearchitectural.com)
gkd Metal Fabrics (gkdmetalfabrics.com)
schott (us.schott.com)
Window Treatments and Banners:
Banner Creations (bannercreations.com)
Biographix (rainierdisplays.com/biographix.html)
exterior Coverings, Nettings, Screening:
Bird-B-gone (birdbgone.com)
nixalite bird exclusion netting (nixalite.com)
stealthnet (birdbarrier.com)
topRite netting (cutlersupply.com)
ji
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tennessee Warbler
Attachment 7
TCAAP Recommended Color Palette
The following recommended color palette is established for exterior building colors within TCAAP. This
color palette is based on the Sherwin William paint palette. Other manufacturers may be used provided
that the colors are similar in tone, shade, and intensity to the ones listed below.
Body/Wall Trim/Accent
Renwick Rose Beige 2804
Renwick Beige 2805
Pewter Tankard 0023
Polished Mahogany 2838
Renwick Golden Oak 2824
Downing Straw 2813
Roycroft Vellum 2833
Deepest Mauve 0005
Downing Sand 2822
Rookwood Clay 2823
Rookwood Sash Green 2810
Rookwood Blue Green 2811
Sheraton Sage 0014
Downing Sand 2822
Rookwood Antique Gold 2814
Fairfax Brown 2856
Eastlake Gold 0009
Classical White 2829
Curio Gray 0024
Downing Slate 2819
Pearl Gray 0052
Classic Light Buff 0050
Colonial Revival Stone 2827
Mulberry Silk 0001
Downing Slate 2819
Downing Straw 2813
Rookwood Antique Gold 2814
Rookwood Medium Brown 2807
Downing Earth 2820
Renwick Beige 2805
Rookwood Terra Cotta 2803
Rookwood Dark Brown 2808
Renwick Olive 2815
Downing Sand 2822
Rookwood Dark Green 2816
Rookwood Amber 2817
Craftsman Brown 2835
Roycroft Vellum 2833
Rookwood Brown 2806
Naval 6244
Birdseye Maple 2834
Roycroft Brass 2843
Roycroft Bronze Green 2846
Aurora Brown 2837
Roycroft Pewter 2848
Weathered Shingle 2841
Roycroft Vellum 2833
Roycroft Copper Red 2839
Downing Stone 2821
Sage Green Light 2851
Roycroft Bronze Green 2846
Classic Light Buff 0050
Body/Wall Trim/Accent
Rookwood Clay 2823 Pure White 7005
Downing Sand 2822
Teal Stencil 0018
Downing Straw 2813
Roycroft Vellum 2833
Roycroft Pewter 2848
Classic French Gray 0077
Antique White 6119
Roycroft Suede 2842
Creamy 7012
Bunglehouse Blue 0048
Peace Yellow 2857
Rookwood Antique Gold 2814
Classical White 2829
Roycroft Bottle Green 2847
Roycroft Mist Gray 2844
Downing Stone 2821
Extra White 7006
Rookwood Dark Red 2801
Needlepoint Navy 0032
Classic Light Buff 0050
New Colonial Yellow 2853
Antiquarian Brown 0045
Chelsea Gray 2850
Westchester Gray 2849
Decorous Amber 0007
Roycroft Pewter 2848
Downing Sand 2822
Classical White 2829
Toile Red 0006
Rookwood Dark Brown 2808
Colonial Revival Stone 2827
Classical White 2829
Tricorn Black 6258
Rookwood Red 2802
Colonial Revival Gray 2832
Pure White 7005
Downing Slate 2819
Harvester 6373
Colonial Revival Green Stone 2826
Classic Light Buff 0050
Polished Mahogany 2838
Roycroft Bronze Green 2846
Cardboard 6124 Believable Buff 6120
Urbane Bronze 7048
Wool Skein 6148 Hardware 6172
Fired Brick 6335
Universal Khaki 6150 Moderate White 6140
Naval 6244
Summit Gray 7669 Extra White 7006
Greenblack 6994
Restrained Gold 6129 Polar Bear 7564
Forestwood 7330
Virtual Taupe 7039 Accessible Beige 7036
Rustic Red 7593
Poolhouse 7603 City Loft 7631
Peppercorn 7674
Body/Wall Trim/Accent
Whole Wheat 6121 Antique White 6119
Raisin 7630
Knitting Needles 7672 Pearly White 7009
Seaworthy 7620
Humble Gold 6380 Wool Skein 6148
Griffin 7026
Jubilee 6248 Extra White 7006
Salute 7582
Green Earth 7748 Nacre 6154
Fiery Brown 6055
Red Barn 7591 Alabaster 7008
Domino 6989
Dormer Brown 7521 Patience 7555
Cordovan 6027
Slate Tile 7624 Grecian Ivory 7541
Manor House 7505
Softer Tan 6141 Foothills 7514
Darkroom 7083
Maison Blanche 7526 Alabaster 7008
Dried Thyme 6186
Carriage Door 7594 Windsor Greige 7528
Thunder Gray 7645
Khaki Shade 7533 Tiki Hut 7509
Brandywine 7710
Burlap 6137 Rice Grain 6155
Bitter Chocolate 6013
Tree Branch 7525 Divine White 6105
Rustic Red 7593
Rare Gray 6199 Casa Blanca 7571
Pewter Green 6208
Dover White 6385 Gateway Gray 7644
Mediterranean 7617
Concord Buff 7684 Pure White 7005
Porpoise 7047
Wool Skein 6148 Artisan Tan 7540
Status Bronze 7034
Bamboo Shoot 7733 Alabaster 7008
Roycroft Pewter 2848
Breezy 7616 Extra White 7006
Rookwood Amber 2817
Tatami Tan 6116 Colony Buff 7723
Homburg Gray 7622
Fresco Cream 7719 Pottery Urn 7715
Carnelian 7580
Dry Dock 7502 Hot Cocoa 6047
Chateau Brown 7510
Body/Wall Trim/Accent
Muslin 6133 Straw Harvest 7698
Rural Green 6418
Homestead Brown 7515 Keystone Gray 7504
Moderne White 6168
Outerbanks 7534 Rice Grain 6155
Rookwood Terra Cotta 2803
Extra White 7006 Rushing River 7746
Spiced Cider 7702
Uncertain Gray 6234 Evening Shadow 7662
Peppercorn 7674
Birdseye Maple 2834 Cocoon 6173
Olde Worlde Gold 7700
Retreat 6207 Netsuke 6134
Edgy Gold 6409
Perfect Greige 6073 Popular Gray 6071
Garret Gray 6075
Artifact 6138 Creamy 7012
Ramie 6156
Jogging Path 7638 Intellectual Gray 7045
Thunder Gray 7645
Shoji White 7042 Relaxed Khaki 6149
Hopsack 6109
Restrained Gold 6129 Burlap 6137
Pier 7545
Anjou Pear 6381 Jersey Cream 6379
Warm Stone 7032
Techno Gray 6170 Connected Gray 6165
Alchemy 6395
Rustic City 7699 Dover White 6385
Raisin 7630
Cork Wedge 7539 Smokehouse 7040
Rustic Red 7593
Silvermist 7621 Pure White 7005
Chamois 6131
Stone Lion 7507 Quiver Tan 6151
Incredible White 7028