HomeMy WebLinkAbout12-05-16 SWSAGENDA ITEMS
TCAAP TRC
Eric Zweber, Interim City Planner
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
ATTACHMENT C.PDF
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Jonathan Wicklund
Special City Council
Work Session Agenda
December 5, 2016
6:00 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651 -792 -7800
Website :
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting, strong residential
neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our
long -standing tradition as a desirable City in which to live, work, and play.
CALL TO ORDER
1.
1.A.
Documents:
Page 1 of 2
DATE: December 5, 2016
TO: Honorable Mayor and City Councilmembers
Sue Iverson, Interim City Administrator
FROM: Eric Zweber, Interim City Planner
SUBJECT: TCAAP Master Plan Update
Background
At the November 28, 2016 Work Session, the City Council reviewed the TCAAP Regulating
Plan and the TCAAP Redevelopment Code (TRC) and recommended a number changes before
they are provided to the Planning Commission to conduct their Public Hearing. The revised
Regulating Plan is provided in Attachment A and the revised red-lined TRC is provided in
Attachment B. At the Work Session, two items were mentioned that needed further review:
Minimum Multi-Family Unit Sizes
Parking Requirements for all other Non-Residential Uses
Minimum Multi-Family Unit Sizes
It was mentioned at the Work Session that if there is no minimum sizes for multi-family units in
the TRC, then the existing Arden Hills City Code would apply. Alatus is requesting minimum
unit sizes based on the Latitude 45 project. The comparison is provided in the table below:
Arden Hills City Code § 1325.045 Alatus Request
Efficiency Units 550 sq. ft. 475 sq. ft.
One-Bedroom Units 700 sq. ft. 635 sq. ft.
Two-Bedroom Units 950 sq. ft. 950 sq. ft.
Three-Bedroom Units 1,200 sq. ft. 1,150 sq. ft.
Each Additional Bedroom +150 sq. ft.
Senior Assisted Living,
Memory Care or Skilled
Nursing Units
Exempt
AGENDA ITEM – 1A
MEMORANDUM
Page 2 of 2
Alatus will be available at the meeting to discuss their justification for their request. Alatus has
additional raised the issue of the percent of efficiency units allow within a single building. Their
comment is as follows:
“Section 1325.045 subd. 6 states that the number of efficiency units in a multiple unit dwelling
shall not exceed 15% of total number of apartments. They recommend that the TRC states the
number of efficiency units in a multiple unit dwelling shall not exceed 25% of total number of
apartments. Their rationale is noted above under the efficiency units. In addition they stated that
at Latitude 45, 26% of the total apartments in the building are efficiency units. Residents are
paying on average $2.61 Rent Per Square Foot for these efficiency units, and these units are
among the highest percent leased units in the building. For some residents it serves as an
economical entry point for those who are seeking this lifestyle.”
Parking Ratios
The City Council noted that not all categories of commercial and civic uses where addressed in
Table 6-1 Parking Ratios. Staff reviewed the parking standards in the existing Arden Hills City
Code as well as the requirements in the Codes for the cities of Bloomington, Golden Valley,
New Brighton, Richfield, Roseville, Shoreview and St. Louis Park. That comparison is provided
in Attachment C. Based those comparisons and staff experience in other metropolitan
communities, staff has added some additional uses to the Retail and Office ratios, as well as
created six (6) new ratio categories.
Retail and Similar Uses (Includes Liquor Store)
Office and Similar Uses (Includes Business Services; Dog Kennel; Dry Cleaning;
Library; Municipal Building; Personal Services; Pet Services; Research and
Development Facility; and Vehicle – Motorized, Leasing and Rental)
Auto-Related Uses (Includes Automotive Washing; Service Station; and Vehicle –
Motorized, Service)
Assembly Uses (Includes Brewpub; Club or Lodge (non-profit); Cocktail Lounge;
Community Center; House of Warship; Microbrewery; Mortuary, Funeral Home;
Restaurant and Restaurant Fast-Food; Studio; Theater, Indoor; and Theater,
Performing Arts Center)
Daycare
Clinic, Medical Office
Indoor Recreation (Includes Club, Sports & Fitness and Commercial Recreation –
Indoor)
School, General
School, Specialized
The revised Table 6-1 Parking Ratios is located on Section 6 pages 39 and 40 of Attachment B.
Attachments
A. Proposed TCAAP Regulating Plan
B. Red-lined draft of proposed amendments to TCAAP Redevelopment Code
C. Parking Comparison
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TCAAP Redevelopment Code
Approved by the Arden Hills City Council
July 13, 2015
Draft Revisions
December 7, 2016
Approved July 13, 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 JDA 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 TransitionCivic
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 Non-Residential, Mixed-Use, and Large and Medium Multi-Family Residential Building
Materials
7.5 Shading Requirement
7.6 Gateway Overlay District
7.7 Design of Automobile Related Building and Site Elements
7.8 Design of Parking Structures
8.0 Street Design Standards
8.1 Purpose and Intent
8.2 Street Designation Categories
8.3 Project Circulation Plan
Approved July 13, 2015
TCAAP Redevelopment Code
Page | 3
8.4 Street Standards
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: Palette of Open Space Types
3: Development Review Chart
4: Street Cross Sections
5: Street Type Plan
6: Recommended Color Palette
7: Audubon Minnesota Bird-Safe Building Guidelines
Approved July 13, 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 the
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.
Approved July 13, 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.
Approved July 13, 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, and up to 10
percent retail 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, but 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) Civic District (C) – The Civic District is intended to allow civic and community uses.
5)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 (NR) – The Neighborhood Zoning District provides for a range of
attached and detached single-family residential uses.
Approved July 13, 2015
Section 2: Components of the Code TCAAP Redevelopment Code
Page | 7
6)1) Civic District – The Civic District is intended to allow civic and community
uses as well as institutional uses such as educational or religious buildings.
(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
storage and parkway and median standards. These standards are laid out in
Section 8.0 and Attachment 4.
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 5 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 2 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.
Approved July 13, 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 the 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.
Approved July 13, 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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Type of Development
1) Commercial (retail, office, restaurant), lodging, mixed- use building, apartment/multi-family building (3 or more units per lot),
and live-work units (more than one of the following may apply to one application based on the scope of the application)
a. New Construction All Sections of the TRC apply
b. Existing Building Remodel: Existing non-complying structures or sites may be repaired, maintained or altered provided that
such repair, maintenance, or alteration shall not create any new non-compliance of all or any part of such structure or site.
i. Change of Use/Expansion of Existing
Use (without expansion of conditioned
building area) (to a permitted or
conditional use in the designated
Zoning District)
ii. Expansion of Existing Buildings
(regardless of size of expansion):
Structures or sites may be enlarged or
expanded provided that such
enlargement shall not create any new
non-compliance of all or any part of
such structure or site. The TRC
applicable sections shall apply only to
proposed building expansions.
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
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 10
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Table 3-1 Continued
ii. Signs may be repaired, maintained,
altered, or replaced as allowed by
state law (M.S. 462.357, Subd. 1e)
provided that such repair,
maintenance, alteration, or
replacement shall not create any new
non-compliance, or expansion of any
existing nonconformity, of all or any
part of such a sign. (applies during sign
permit review only)
f. New sign or expansion of an existing
sign (applies during sign permit review
only)
2. Residential Buildings (single family detached, single-family attached, twin home buildings; (1 – 2 units)
a. New construction
b. Change of Use (to a permitted or
conditional use in the designated Zoning
District)
c. Existing Building Remodels: Structures or
sites may be repaired, maintained or
altered provided that such repair,
maintenance, or alteration shall not
create any new non-compliance of all or
any part of such structure or site.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 11
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Type of Development
Table 3-1 Continued
d. Expansion of existing use/structure
(building additions and new accessory
building/structure on the lot): Structures
or sites may be enlarged provided that
such enlargement shall not create any
new non-compliance of all or any part of
such structure or site. Standards in the
TRC applicable sections shall apply only
to the building expansions. It shall allow
addition of non- conditioned space such
as patios, porches, arcades, canopies,
private open space, recreational
amenities and courtyards/forecourts.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 12
Table 3.2 Application Review Specific Matrix
Legend = Standards in this Section of the Code applies NA = Standards in this Section of the Code does not
apply
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Type Application Review
1. Subdivision Plan
Review (includes
revised plats)
2. Site Plan Review
3. Building Permit
Review *
= Applies for residential development only
*
= Applies during Sign Permit review only
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 13
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 3
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 provides 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.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 14
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 500 feet. Block faces may
be adjusted no more than 50%. Block
faces longer than 500 feet shall include
mid-block pedestrian connections.
Pedestrian connections to adjacent park
and open space areas shall be no
further apart than 750 feet. Pedestrian
connections to parks and open space
areas shall be at least 20 feet wide.
Pedestrian mid-block connections shall
be 20 feet.
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. Block faces
longer than 500 feet shall include mid-
block pedestrian connections. Pedestrian
connections to adjacent park and open
space areas shall be no further apart
than 750 feet. Pedestrian connections to
parks and open space areas shall be at
least 50 feet wide and dedicated as
public right-of-way. Pedestrian mid-
block connections shall be 20 feet.
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 and Location
of any Required
Open Space
Area The area of any required Open
Space may be reduced by no more than
310%. The location of parks Open
Space in the Hill and Creek
Neighborhoods may be moved within
that those neighborhoods.
i. Shall include required amenities identified by the
City’s TCAAP 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 4; 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.
Approved July 13, 2015
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 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
b. Building Frontage
No more than a 15% reduction in the
required building frontage (applicable
in the designated zoning district) along
each block or subject lot with Pedestrian
Priority Frontage designation or no more
than a 25% reduction in the required
building frontage (applicable in the
designated zoning district) along each
block or subject lot of a Pedestrian-
Friendly Frontage designation.
Any reduction in the required building frontage shall be to
address one or more of the following:
i. To accommodate porte-cocheres for drop-off and
pick-up; or
ii. To accommodate existing buildings and site
elements; or
iii. To accommodate other required transit, bike and
pedestrian related, storm water drainage, water
quality, or low impact development (LID) elements
on the site.
Parking garages and porte-cocheres are
allowed along Pedestrian Priority
Frontage and Pedestrian-Friendly streets
per authorization from the JDA.
Allowed when necessary for building design.
c. Corner Lot Building
Frontage
Reduction of building frontage
requirements for lots with two or more
Pedestrian Priority frontages (applicable
Frontage Standard for the zoning district
of the subject corner lot)
Frontage requirement along one Pedestrian Priority
designated frontage may be replaced with the
corresponding standard for Pedestrian-Friendly frontage
designation instead. In determining which Pedestrian
Priority frontage may be changed to a Pedestrian-Friendly
frontage, precedence shall be given to matching any
existing building Pedestrian Priority frontages of adjoining
blocks or lots on either side of the street.
Reduction of building frontage
requirements for lots with two or more
Pedestrian-Friendly frontages
(applicable Frontage Standards for the
designated zoning district of the subject
corner lot)
Frontage requirement along one Pedestrian-Friendly
designated frontage may be replaced with the
corresponding standard for General frontage designation
instead. In determining which Pedestrian-Friendly frontage
may be changed to a General frontage, precedence shall
be given to matching any existing building Pedestrian-
Friendly frontages of adjoining blocks or lots on either side
of the street.
d. Sidewalk and
Streetscape
standards
Sidewalks, street tree planting, street
lighting, and other streetscape standards
may be adjusted based on the
development context and street cross
section.
Any changes to the streetscape standards shall be based
on specific development context such as existing vegetation,
natural features, drainage, and fire access and is subject to
approval by the JDA.
e. Required Parking
Spaces
Reduction in the number of required
parking spaces 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
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 16
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;
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.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 17
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
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.
Approved July 13, 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
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 19
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
Approved July 13, 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
Approved July 13, 2015
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.
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Section 4: Definitions TCAAP Redevelopment Code
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F
Façade Area
The surface area of a building’s elevation (including all floors) not counting minor indentations
fronting a particular street. Ground floor façade area is the surface area of a building’s
ground floor elevation not counting minor indentations fronting a particular street. Upper floor
façade area is the surface area of a building’s upper floor elevations not counting minor
indentations fronting a particular street.
G H I
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 right-of-way for arterial roads.
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Section 4: Definitions TCAAP Redevelopment Code
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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, retail, residential, culturalcivic, or
institutional, or light industrial uses inside a single structure. Residential uses are not permitted
within mixed-use buildings.
N O
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.
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Section 4: Definitions TCAAP Redevelopment Code
Page | 26
Illustration of a parking setback line
Perimeter Frontage
The measurement of the proportion of public street frontage of the total exterior perimeter of
a park or open space area.
Illustration showing how Perimeter Frontage
is calculated for Open Space along a
Public Street
Permitted Adjustment
A requested modification to TRC zoning district standards per the Permitted Adjustment
provision of Section 3.0. The JDA shall have the authority to approve a request for a Permitted
Adjustment.
Primary Entrance
The public entrance located along the front of a building facing a street or sidewalk that
provides access from the public sidewalk to the building. It is different from a secondary
entrance which may be located at the side or rear of a building providing private controlled
access into the building from a sidewalk, parking or service area.
Private Common Open Space
A privately owned outdoor or unenclosed area, located on the ground or on a terrace, deck,
porch, or roof, designed and accessible for outdoor gathering, recreation, and landscaping
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Section 4: Definitions TCAAP Redevelopment Code
Page | 27
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), or apartment building (under single ownership or
under multiple owners within a condominium regime).
Right-of-Way
An area dedicated to public use for vehicular and bicycle movement. Pedestrian facilities,
public utilities, and private utilities may be accommodated within the right-of-way or outside of
the right-of-way within public easements on private property.
Right-of-Way Line
The lines that form the boundary of a publicly-owned right-of-way.
S
Service-Related Uses
All uses that support the principal use on the lot including parking access, garbage/trash
collection, utility meters and equipment, loading/unloading areas and similar uses.
Setback
The minimum distance by which any building or structure must be separated from a right-of-
way or property line.
Single Family Use
A building containing one or two primary living units and which may include twin homes,
detached townhomes and cottage/patio homes.
Small Lot Single Family
A single-family residential lot that measures less than fifty (50) feet wide.
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Section 4: Definitions TCAAP Redevelopment Code
Page | 28
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
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.
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Section 4: Definitions TCAAP Redevelopment Code
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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.
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.
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Section 4: Definitions TCAAP Redevelopment Code
Page | 30
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
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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).
Uses that are not listed are prohibited. Uses that are allowed as accessory uses may only
remain in conjunction with an active principal use.
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
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Additional
Requirements
Sub-District NR-1 NR-2 NR-3 NR-4
Residential Uses
Bed & Breakfast -- P -- -- -- P P/C 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 -- -- -- --
Medium Multi-Family -- P -- -- -- P -- -- -- --
Nursing Home and Assisted
Living -- P -- -- -- 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 --
Small Lot SF Residential -- -- -- -- -- --
-- P P --
Small Multi-Family -- -- -- -- -- P -- -- -- P/C See Table 5-2
Commercial Uses
Automotive Washing -- -- P/C P/C P/C -- -- See Table 5-2
Brewpub -- P P P P -- --
Business service P P P P P -- --
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 --
Approved July 13, 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
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Additional
Requirements
Sub-District NR-1 NR-2 NR-3 NR-4
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 -- -- --
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 buildingsa
building 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
Approved July 13, 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
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Additional
Requirements
Sub-District NR-1 NR-2 NR-3 NR-4
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 -- PA P P P -- --
Vehicle – motorized,
leasing and rentals -- -- P/C -- P/C -- -- See Table 5-2
Vehicle –motorized, service -- -- P/C P/C P/C -- -- See Table 5-2
Civic Uses
Antenna 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 -- -- -- -- -- -- --
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Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 34
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
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Additional
Requirements
Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
1
NR-
2
NR-
3
NR-
4
Residential Uses
Bed &
Breakfast -- P P P -- -- -- P/C P/C P/C P/C -- See Table 5-2
Home
Occupation:
Class I
-- A A A -- -- -- A A A A --
Large Multi-
Family -- P/C P/C P/C -- -- -- -- -- -- -- -- See Table 5-2
Live/Work -- P P P -- -- -- -- -- -- -- --
Medium Multi-
Family -- P/C P/C P/C -- -- -- -- -- -- -- -- See Table 5-2
Nursing Home
and Assisted
Living
-- P P P -- -- -- -- -- -- P/C -- See Table 5-2
Residential
Facility -- P/C P/C P/C -- -- -- P/C P/C P/C P/C -- See Table 5-2
Senior
Independent
Living
-- P P P -- -- -- -- P/C P/C P/C -- See Table 5-2
Single Family -- -- -- -- -- -- -- P P P -- --
Small Lot SF
Residential -- -- -- -- -- -- -- -- P P -- --
Small Multi-
Family -- -- -- -- -- -- -- -- -- --
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 P P -- --
Business
service P P P P P P P -- --
Clinic, medical
office P P P P P P P -- --
Club, sports &
fitness A P P P P P P -- --
Cocktail
Lounge -- P P P P P -- -- --
Commercial
Off-Street
Parking
P/C* 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 -- --
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 35
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
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Additional
Requirements
Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
1
NR-
2
NR-
3
NR-
4
Daycare
Facility A P P P P P P -- --
Daycare,
family - 10 or
less
P 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 P -- P -- -- --
Dry cleaning
& laundry,
self-service
laundry
-- P P P -- P -- -- --
Financial
Institution &
service
P P P P P P P -- --
Food
Preparation P P P P P P P -- --
Hotel/ motel P P P P P P P -- --
Liquor Store -- P P P -- P -- -- --
Microbrewery -- P P P -- P P -- --
Microdistillery -- P P P -- P P -- --
Mortuary,
funeral home -- -- -- -- -- -- P/C -- -- See Table 5-2
Office P P P P P P* P -- --
Personal
services A P P P P P P -- --
Pet Services P --P --P --P P P P -- --
Research and
development
facility
P -- -- -- P -- P -- --
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 36
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
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2
Ne
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3
Ne
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b
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o
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d
4
Ci
v
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c
Additional
Requirements
Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
1
NR-
2
NR-
3
NR-
4
Restaurant
and
restaurant
fast-food
A P P P P P P -- -- See Table 5-2
Retail sales &
service -- P P P P/C P P -- -- See Table 5-2
Service
station -- -- -- -- -- P/C P/C -- -- See Table 5-2
Storage,
exterior -- -- -- -- -- -- -- -- --
Studio -- P P P -- P P -- --
Theater,
indoor -- -- -- P --P --P --P -- --
Vehicle –
motorized,
leasing and
rentals
-- -- -- -- P/C -- P/C -- -- See Table 5-2
Vehicle –
motorized,
service
-- -- -- -- P/C P/C P/C -- -- See Table 5-2
Civic Uses
Antenna or
Tower P/C P/C P/C P/C P/C P/C P/C -- --
A/C See Table 5-2
Club or lodge
(non-profit) -- P P P P P P -- --P
Community
Center -- P P P -- -- -- -- P
House of
worship -- P P P P P P -- --P
Library -- P P P P P P P P
Municipal
Building -- P P P P P P -- P
Park Facilities
(Public) P P P P P P P P P
Public use P P P P P P P -- --P
School,
general -- P P P -- -- -- P P
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 37
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
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2
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3
Ne
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b
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4
Ci
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Additional
Requirements
Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
1
NR-
2
NR-
3
NR-
4
education
School,
specialized
education
-- P P P P P -- -- --P
Theater,
performing
arts center
-- P P P -- -- -- -- P
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
-- -- -- -- -- -- -- -- --
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
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 38
Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
Bed & Breakfast Neighborhood No more than 6 rentable rooms permitted. Shall be owner-occupied.
Parking shall be placed behind the building, or screened from view of the
public right-of-way.
Large Multi-Family
Medium Multi-Family
Town Center Buildings with Pedestrian Priority or Pedestrian Friendly Frontage shall be
required to include ground floor commercial uses for a minimum of 50%
percent of their street frontage as measured in linear feet.
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.
Restaurant and Restaurant, Fast
Food
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
i. May be integrated within a building that has another permitted primary
use in the Campus Commercial Zone
ii. Six (6) queuing spaces per drive-through menu board.
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 39
Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
Retail sales and services
Office Mixed-Use
i.Retail sales and service uses may not comprise more than 2510
percent of the total gross square footage of building space within the
Office Mixed-Use District.
ii. Accessory retail uses associated with medical office clinics, including
but not limited to pharmaceutical and corrective lens sales, shall not
be counted towards the maximum square footage of retail sales and
service uses permitted in the Office Mixed-Use District, but may not
exceed 25 percent of the gross square footage of the building in
which they are located..
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.
Warehousing Campus Commercial
Flex Office
Warehousing is only allowed as an accessory use to Manufacturing and
Processing. For buildings where warehousing is an accessory use, a minimum
of 30 percent of the gross building square footage must be in office use.
Approved July 13, 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 TransitionCivic
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 4) 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.
Approved July 13, 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.
Approved July 13, 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.
Approved July 13, 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/C CC/FO NT/NR Additional Criteria
Min. Off-Street Vehicular Parking Requirement
Retail and Similar
Uses1
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.N/A
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 and Similar
Uses2
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.N/A
Industrial Uses N/A
1 space/500 sq. ft. of
gross floor area for
general
manufacturing/
industrial; 1 space/
1,000 sq. ft. of gross
floor area for
warehousing/storage
N/A
Auto-related Uses3 4 spaces for each
service bay N/A N/A
Assembly Uses4 1 space/3 seats 1 space/3 seats 1 space/3 seats
Daycare
1 space/employee
and 1 space/5
persons cared for
1 space/employee
and 1 space/5
persons cared for
N/A
Clinic, Medical
Office
1space/employee
plus 1 space/200
sq. ft. of gross floor
area
1space/employee
plus 1 space/200 sq.
ft. of gross floor area
N/A
Indoor Recreation5
One space per
each 200 sq. ft.
non-
tennis/racquetball
court area. Two
spaces per
tennis/racquetball
court. One space
One space per
each 200 sq. ft.
non-
tennis/racquetball
court area. Two
spaces per
tennis/racquetball
court. One space
N/A
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 40
Zoning District TC/OMU/RMU/C CC/FO NT/NR Additional Criteria
Min. Off-Street Vehicular Parking Requirement
per each 50 sq. ft.
deck area for a
swimming pool.
per each 50 sq. ft.
deck area for a
swimming pool.
School, General
1 space/employee
plus 3
space/classroom
N/A
1 space/employee
plus 3
space/classroom
School, Specialized
Education
1 space/employee
plus 1 space/4
students
N/A 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 –
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
parking lots shall meet
standards in Section 10.0 of
this Code.
Residential – Senior
Independent Living,
Nursing Home, and
Assisted Living Uses
1.0 space/unit for
Senior Independent
Living units; 0.75
space/unit for
Nursing Home and
Assisted Living
units.
N/A
1.0 space/unit for
Senior Independent
Living units; 0.75
spaces/unit for
Nursing Home and
Assisted Living
units.
Lodging Uses
(Hotels and Motels)
0.5 spaces per
guest room; all
other areas shall
be parked at the
non-residential rate
above
0.75 spaces per guest
room; all other areas
shall be parked at the
non-residential rate
above
N/A
Min. Bicycle Parking Requirement (# of Bicycles)
All Uses
10% of all
provided 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.
1 Includes Liquor Store.
2 Includes Business Services; Dog Kennel; Dry Cleaning; Library; Municipal Building; Personal Services; Pet Services; Research and Development Facility; and Vehicle –
Motorized, Leasing and Rental.
3 Includes Automotive Washing; Service Station; and Vehicle – Motorized, Service
4 Includes Brewpub; Club or Lodge (non-profit); Cocktail Lounge; Community Center; House of Warship; Microbrewery; Mortuary, Funeral Home; Restaurant and
Restaurant Fast-Food; Studio; Theater, Indoor; and Theater, Performing Arts Center.
5 Includes Club, Sports & Fitness and Commercial Recreation – Indoor.
iii. Driveways and Service Access:
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 41
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:
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. 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.
i. Lots less than 675 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
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 42
the rear of the lot with access from streets with General
Frontage or from Alleys.
ii. Lots 65’ to 70’ in width shall permit up to 3 car front-loaded
garages provided the homes meet the following requirements:
1. Each bay of the garage shall not be greater than 24
wide and setback at least 3 feet from the front
façade line, unless a front porch meets the
requirements of Section 6.1 (c) (iii) (9) (d) below.
2. The garage portion of the home facing the street shall
not exceed 55% of the total front façade of the
home.
iii. Lots greater than 70’ in width shall permit up to 3 car front-
loaded garages provided the homes meet the following
requirements:
1. Each bay of the garage shall not be greater than 24
wide and setback at least 3 feet from the front
façade line, unless a front porch meets the
requirements of Section 6.1 (c) (iii) (9) (d) below.
1.2. The garage portion of the home facing the street shall
not exceed 50% of the total front façade of the
home.
c.d. If garage is flush with the frontmain façade, a porch shall be added to the
frontmain façade measuring 50 percent of the main floor living space portion
of the front façade length and a minimum of seven six (67) feet in depth.
d.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 right-of-way.
(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 right-of-way edge. Refer to 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 right-of-way.
(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).
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 43
(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 1512
feet above the roof upon which they are located.
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 right-
of-way.
(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
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 44
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
UPDATED
Campus Commercial Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 45
(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
15 stories or maximum height
of 210 feet 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
Minimum height of 10 feet ’
min. for all frontages
Ground floor
finish level
Maximum of 12” inches max.
above sidewalk for all
buildings with Pedestrian
Priority designation
ADA Code applies
Upper floor(s)
height
(fin. floor to
ceiling structure)
Minimum height of 9 feet’
min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the CC Zone.
K
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UPDATED
Campus Commercial Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 46
(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
n
e
r
a
l
F
r
o
n
t
a
g
e
Public Open
Space
50’ min. setback
Setback must be screened
with vegetation and
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
R
Q
Q’
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C
G
e
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r
a
l
F
r
o
n
G
e
n
e
r
a
l
F
r
o
n
t
O
Gener
al
Fronta
ge
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 47
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
UPDATED
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 48
(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
ResidentialTown Center Sub-District 1 (TC-1) Maximum density of 67 45 dwelling units/acre
Non-ResidentialTown Center Sub-District 2 (TC-2) Maximum density of 67 dwelling units/acreNo maximum
Town Center Sub-District 3 (TC-3) Maximum density of 42 units/acre
A
B
C
D
D*
E
F
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 49
(c) Building Height
(i) Principal Building Standards
Building maximum
Town Center
Sub-District 1
(TC-1)
10 stories or a maximum height of 130 feet: up
to 25 percent of total lot area.
5 stories or a maximum height of 65 feet:
remaining portion of lot area (up to 100 percent)
Town Center
Sub-District 2
(TC-2)
10 stories or a maximum height of 130 feet; up
to 25 percent of the total lot area for properties
with a Pedestrian Priority or Pedestrian Friendly
Fontage, but not to exceed 60 percent of the
public street frontage as measured in linear feet.
Intersecting private streets shall be excluded from
the total frontage.
5 stories or a maximum height of 65 feet:
remaining portion of lot area (up to 100 percent)
Town Center
Sub-District 3
(TC-3)
5 stories or a maximum height of 65 feet:
properties with Pedestrian Priority or Pedestrian
Friendly Frontage
4 stories or a maximum height of 65 feet: all
other properties.
Building maximum 55’ max.
First floor to ceiling height (fin. floor to
ceiling structure)
10’ min. for all frontagesMinimum height of 10 feet for all frontages.
Ground floor finish level
12” maxMaximum of 12 inches. above sidewalk for all buildings with Pedestrian
Priority Frontage
ADA Code applies
Concrete podium construction shall be used for ground floor of all building along
Pedestrian Priority of Pedestrian Friendly Frontage
Upper floor(s) height (fin. floor to
ceiling structure)
9’ min.Minimum height of 9 feet
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building standards in the TC Zone.
K
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L
N
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 50
UPDATED
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 51
(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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R
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Q*
Pedestrian Priority or Open Space Frontage
Neighborhood Transition or
Neighborhood District
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 52
(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 right-of-way 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
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 53
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 and up to
10 percent retail uses. to be incorporated as vertical mixed-use buildings.
TCAAP Master Plan Vision for Office Mixed-Use Zone
UPDATED
Office Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 54
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian-Priority/Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly/Spine Road Frontage (BTZ) 10’ min. setback – 75’ 95’ 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
D
E
D*
F
C
Office Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 55
(c) Building Height
(i) Principal Building Standards
Building
maximum 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
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
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Office Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 56
(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, or
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.
Pedestrian
Friendly
Frontage
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
General
Frontage
Min. 10’ behind the property
line; and
Maximum of two rows of
parking in front of building.
Highway
Frontage
Min. 15’ from the property
line and include a street
screen and landscape buffer
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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Q*
Q’
P
R
Pedestrian Priority, Pedestrian-Friendly, Open Space or Spine Road Frontage
Q
Office Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 57
Retail Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 58
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.
UPDATED
Retail Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 59
(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
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 /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
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 60
(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
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Retail Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 61
(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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Q*
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Pedestrian Priority or Open Space Frontage
Retail Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 62
(f)(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 right-of-way separates the subject lot and
the Neighborhood Transition or Neighborhood District.
iv.i. Transition Area 25’ min.
v.ii. Max. Building
Height within
Transition Area
2 stories or 30’
vi.iii. 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
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 63
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.
UPDATED
Flex Office Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 64
(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
Rear – 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.None Required
Pedestrian-Friendly Frontage 40% min.None Required
General Frontage None Required
C
A
B
E
F
D
D*
Flex Office Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 65
(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
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Flex Office Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 66
(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; and
Maximum of two rows of
parking in front of building.
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.
Q*
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Flex Office Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 67
(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 right-of-way separates the subject
lot and the Neighborhood Transition or Neighborhood
District.
i. Transition Area 40’ min.
ii. Max. Building
Height 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
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 68
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.
PAGE TO BE DELETED
Neighborhood Transition Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 69
(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
Side – All other adjacencies 0’ min. setback; no max. setback
Rear – Adjacent to SF-detached Residential lot 10’ min. setback; no max. setback
Rear – 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 (NT)
Minimum density of 8 No minimum dwelling units/acre
Maximum density of 15 dwelling units/acre
(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
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(d) Building Height
(i) Principal Building Standards
Building
maximum 40’ max.
First floor to
floor height (fin.
floor to fin.
floor)
8’ min. for single-family
uses (all frontages)
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.
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(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 right-of-way separates
the subject lot and the existing single-family detached
residential lot(s).
i. Transition Area 20’ min.
ii. Max. Building
Height 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)
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6.7 Civic District (D) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision for Civic District Zone
The Civic District is intended to allow
civic and community uses.
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(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority/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 District
Side – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
Rear – Adjacent to 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
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(c) Building Height
(iii) Principal Building Standards
Building
maximum 52’ 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.
(iv) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the TC Zone.
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(d) Parking & Service Access
(iv) 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 District;
0’ min. for all other
adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(v) 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 District;
0’ for all other adjacencies
Rear
10’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(vi) Below Grade Parking
May be built up to the property lines along all streets
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6.8 Neighborhood (NR) Zone
(a) Illustrations and Intent
The Nneighborhood Zoning
District provides for a range of
attached and detached single-
family residential uses.
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(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Civic/Open Space/Water Infrastructure Natural
Resources Corridor/Open Space Frontage (BTZ)
10’ min. setback – 20’ no max.
setback
General Frontage 10’ min. setback; no max. setback
Side – Adjacent to SF-detached residential lot 5’ min. setback; no max. setback
Side – All other adjacencies 0’ min. setback; no max. setback
Rear – Adjacent to SF-detached residential lot 10’ min. setback; no max. setback
Rear – All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
(iii)(ii) (Percentage of building façade built within the BTZ)
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iv)(iii) Gross Density
Neighborhood Sub-District 1 (NR-1) Maximum density of 2.5 dwelling units/acre
Neighborhood Sub-District 2 (NR-2) Minimum density of 2.5 dwelling units/acre
Maximum density of 4 dwelling units/acre
Neighborhood Sub-District 3 (NR-3) Minimum density of 4 dwelling units/acre
Maximum density of 6.75 dwelling units/acre
Neighborhood Sub-District 4 (NR-4) Minimum density of 4 dwelling units/acre
Maximum density of 8 dwelling units/acre
(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.
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(d) Building Height
(i) Principal Building Standards
Building
maximum 350’ 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.
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e) Parking & Service Access
i. Residential Parking Setbacks
andards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Civic/Open
SpaceNatural
Resources
Corridor
Frontage
Min. 3’ behind the building
façade line along that
frontage; or
Shall be located behind
the principal building
along that street frontage
See Section 6(c)(iii)(9)(d)
for residential garage
design standards.
General
Frontage
Min. 6’ behind the
property line along that
street; or
At or behind the building
façade line along that
frontage
See Section 6.1 (c)(iii)(9)(d)
for residential garage
designparking standards.
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
) 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 right-of-way separates
the subject lot and the existing single-family detached
residential lot(s).
i. Transition Area 20’ min.
ii. Max. Building Height
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)
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7.0 Building Design Standards
7.1 Purpose and Intent
The Building Design Standards for the TRC shall establish a coherent character and
encourage enduring and attractive development. Site and/or building plans shall be
reviewed by the JDA for compliance with the standards below (see Table 7-1 for more
detail).
The key design principles establish essential goals for the redevelopment within the Plan
Area to be consistent with the vision for a vibrant mixed-use development with a range of
commercial, employment and residential uses serving the neighborhoods and the region.
Buildings shall be located and designed so that they provide visual interest and create
enjoyable, human-scaled spaces. The key design principles 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.
(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
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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
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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
’ ma
x
.
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Figures 7-4 Images showing examples of appropriate building articulation
(iii) Façade Transparency Required:
1. All facades shall meet the minimum requirement for façade transparency
(percentage of doors and windows) as established in Table 7-2 below.
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,
stoops,
Images showing appropriate transparency required along Pedestrian Priority and Pedestrian-Friendly Frontages
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eaves, or
balconies
(ii) Attached townhome facades shall have variation in architectural features and
paint/siding 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.
(iii) Windows and Doors:
1. All building facades single family use buildings shall meet the transparency
requirements established in Table 7-2
2. All residential garage doors shall be double clad solid core garage doors.
(iv) The decking of front porches shall be constructed of one of the following
materials:
1. Grade #2 or better cedar
2. Composite
3. Concrete
(iv)(v) In a detached single-family development, along each block face a
minimum of five (5) façade designs or styles shall be required. No home shall
have the same design, style, or paint/siding 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.
2.1. Variation to façade and roof designs or styles shall be required through
changes to size and location of windows, doorways, or changes in eave
lines and massing.
3.2. 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)(vi) 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:
1. Masonry (individual brick, stone, cast stone, or other durable masonry
material; any masonry product shall be mortared in place)
2. Cementitious fiber clapboard with a minimum 50-year warranty
3. Engineered wood clapboard
3.4. Wood, or
4.5. Other durable material approved by the JDA
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(vi)(vii) Secondary materials may be used up to 40 percent of facades facing a
public street. Secondary materials shall be one of the following:
1. A primary building material, or
2. Architectural metal with matte finish, or
3. Stucco utilizing a 3-step process of application.
(c) A recommended palette for exterior building colors is included in Attachment
6. 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.
(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 7.
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 (individual brick, stone, cast stone, etc. that is mortared in place)
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(b) On General Frontages, primary building structures shall have a minimum of 40
percent of the following primary building materials:
(i) Masonry (individual 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 pro rata limited
warranty
3. Exterior Insulation Finish System (EIFS), on all frontages shall not be used on
the ground floor level. Use of EIFS is limited to 10% per total façade area.
4. Stucco utilizing a 3-step process of application.
4.5. Engineered wood siding
(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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Figure 7-5 Images showing examples of shading along sidewalks
7.6 Gateway Overlay District: 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).
(a) Properties within the Town Center, Retail Mixed-Use, or Office Mixed-Use Districts
shall meet the following standards for the Gateway Overlay District:
(i) Corner buildings located at a street intersection must incorporate a distinctive
architectural feature as part of the building, such as a tower, cupola, turret, or
rotunda (see Section 6.1(b)(ii) for specifications and restrictions).
(ii) Principal building structures shall have a minimum of 75 percent of the required
primary building materials listed in Section 7.4(a)(i).
(iii) Commercial developments greater than 10 acres in size shall provide a
prominent gateway monument at the entrance to the development with
integrated landscaping.
(b) Properties within the Flex Office or Neighborhood Transition Districts shall meet the
following standards for the Gateway Overlay District:
(i) A landscaped buffer with a minimum width of 20’ shall be provided along all
frontages on public streets.
(ii) Landscaped buffers shall include a diversity of landscaping materials, including
shade, evergreen, and/or ornamental trees, shrubs, and annual and perennial
plants. Landscaping shall be a minimum of 50 percent opaque at maturity.
7.7 Design of Automobile Related Building and Site Elements
(a) Where permitted under Section 5 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).
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(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.
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
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building entrance may be along a building’s Pedestrian-Friendly or Spine Road
Frontage only if the site has no Pedestrian Priority frontage designation.
(d) Drive through access (driveways only) may be from a Pedestrian Priority Frontage
only if the lot has no access to any Pedestrian Friendly or General Frontage. Drive
through access may be from a Pedestrian-Friendly or Spine Road Frontage only if the
lot has no access to any General Frontage. In cases where drive through access is
provided from a Pedestrian Priority Frontage, a joint access easement shall be
required to adjoining properties providing alternative access to a Pedestrian-Friendly
or General Frontage.
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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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
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(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.
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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 5) identifies the
Street Classification designations within the Plan Area and Attachment 4 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 5) 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
4;
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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 4 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 4 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 4 provides recommended cross sections for public streets within the TRC
based on available right-of-way and intended development context per the Master Plan
Vision.
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Section 9: Open Space Standards TCAAP Redevelopment Code
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9.0 Open Space Standards
9.1 Open Space Approach: The Master Plan Vision for TCAAP recognizes the importance of
providing a network of open spaces with a multitude of passive and active recreational
opportunities. These opportunities are to be accommodated in a variety of spaces ranging
from large scale open spaces to small scale pocket parks located within the Plan Area. The
open space network will be serviced by an interconnected network of trails and paths for
pedestrians and bicyclists alike, providing desired amenities for future residents and visitors
alike.
The approach to Open Space facilitates the implementation of the Master Plan Vision for the
TRC. This vision for redevelopment is based on the City of Arden Hills’ goal to create a
comprehensive, maintained and interconnected system of parks, pathways and open spaces,
as well as a balanced program of recreational activities for residents of all ages, incomes and
abilities. The Open Space approach recognizes that the development context, with varying
density and building types, is required to ensure quality open spaces that serve both
recreational and placemaking goals of the Master Plan.
9.2 Required Open Space Designations: This section establishes standards for Open Space
within the TRC. The TRC Regulating Plan (Attachment 1) designates areas for required Open
Spaces within the TRC. The detailed Open Space Standards for each type are included in
Attachment 2. 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, Civic 10%
Flex Office, CC 25%
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(d) Street screening for parking lots that utilize vegetative screening may count towards the
permeable ground area requirements.
(e) Permeable materials include:
i. Any natural vegetation or landscaping that allows direct water infiltration
ii. Permeable paving materials designed and engineered to allow direct water
infiltration. Any new material not listed in any best practice guides for permeable
paving will be evaluated and considered by Community Development Staff and
may be 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, Civic, 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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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 2 shall provide the palette of open space types.
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Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
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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 Attachment 4. 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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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 4 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 4.
(d) Requirements for minimum caliper size and height are included in the Arden Hills 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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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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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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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.
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Section 11: Sign Standards TCAAP Redevelopment Code
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11.0 Sign Standards
11.1 Applicability: Except for sign types, sign dimensional standards, and as specifically listed
below, all other signage and sign standards shall comply with the AHC Chapter 12.
11.2 Prohibited 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 NR
CC
RMU
OMU
FO
CC
RMU
OMU
FO
CIVIC
CIVIC
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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 NR
CC
RMU
OMU
FO
TC
CC
RMU
OMU
TC
CC
RMU
OMU
FO
TC
CIVIC
CIVIC
July 13, 2015
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 NR
CC
RMU
OMU
FO
TC
NT
RMU
OMU
TC
NT
CIVIC
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 99
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
CC TC RMU OMU
FO NT NR
CC
RMU
OMU
FO
TC
CC
RMU
OMU
FO
TC
CIVIC
CIVIC
CIVIC
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 100
LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
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
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
CC TC RMU OMU
FO NT NR
CC
RMU
OMU
TC
NT
CC
RMU
OMU
FO
TC
NT
CIVIC
CIVIC
CIVIC
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 101
LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
ADDRESS
SIGNS
All
A sign containing only the
lot, building or retail
tenant address.
11.15
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
CC TC RMU OMU
FO NT NR
RMU
TC
CIVIC
CIVIC
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 102
LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
BANNERS
A temporary fabric or
vinyl sign hung from a
building façade.
11.17
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 NR
CC
RMU
OMU
FO
TC
NT
CIVIC
CIVIC
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 103
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
7500 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
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 104
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-
illuminated and 11 ft. from the finished sidewalk if it is
illuminated).
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 105
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 eleven (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.
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 106
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.
vi.vii. In the Town Center, an electronic changeable copy sign is
allowed for each parking structure entrance.
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;
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 107
ii.Marquee signs shall be attached to the building or located above
or below a canopy only;
iii. Area = 100 sq ft. maximum;
iv. Message board may be changeable copy (non-
electronic).provided that the copy does not change more than
once every 15 minutes.
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.
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pe
r
ea
c
h
50
sq
.
ft
.
de
c
k
ar
e
a
fo
r
a
sw
i
m
m
i
n
g
po
o
l
.
1 space for every 200 s.f. of gross floor area of non ‐court area plus 2 spaces for each court plus 1 per 50 s.f. deck area for swimming 3/1,000 sqaure feet of gross floor area1 space per 250 square feet of gross floor area (not including swimming pools), and additional off ‐street parking for the following uses: Swimming pool: 1 space per 500 square feet of gross floor area. Tennis, handball or racquetball: 2 spaces per court.
Co
c
k
t
a
i
l
Lo
u
n
g
e
1 fo
r
ev
e
r
y
2 se
a
t
s
.1
/
3
se
a
t
s
ba
s
e
d
on
ma
x
.
de
s
i
g
n
ca
p
a
c
i
t
y
1.
0
/
5
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
1 sp
a
c
e
fo
r
ev
e
r
y
3 se
a
t
s
un
d
e
r
ma
x
i
m
u
m
de
s
i
g
n
e
d
ca
p
a
c
i
t
y
O
n
e
sp
a
c
e
pe
r
ea
c
h
20
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
1 space per 60 s.f. of floor area. For every 2 bicycle spaces provided, 1 car space may be reduced from minimum parking requirement, for no more than 15% of the required spaces.4/1,000 sqaure feet of gross floor area1 space per 2.5 seats, plus spaces equal in number to 1/3 capacity in persons for meeting/banquet area.
Co
m
m
e
r
c
i
a
l
Re
c
r
e
a
t
i
o
n
‐
In
d
o
o
r
1
fo
r
ea
c
h
1.
5
pe
r
s
o
n
s
at
de
s
i
g
n
ca
p
a
c
i
t
y
10
+ 1/
3
0
0
sq
.
ft
.
of
fl
o
o
r
ar
e
a
1.
0
/
2
0
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
On
e
sp
a
c
e
pe
r
ea
c
h
20
0
sq
.
ft
.
no
n
‐co
u
r
t
ar
e
a
.
Tw
o
sp
a
c
e
s
pe
r
te
n
n
i
s
/
r
a
c
q
u
e
t
b
a
l
l
co
u
r
t
.
On
e
sp
a
c
e
pe
r
ea
c
h
50
sq
.
ft
.
de
c
k
ar
e
a
fo
r
a sw
i
m
m
i
n
g
po
o
l
.
On
e
sp
a
c
e
pe
r
ea
c
h
20
0
sq
.
ft
.
no
n
‐co
u
r
t
ar
e
a
.
Tw
o
sp
a
c
e
s
pe
r
te
n
n
i
s
/
r
a
c
q
u
e
t
b
a
l
l
co
u
r
t
.
On
e
sp
a
c
e
pe
r
ea
c
h
50
sq
.
ft
.
de
c
k
ar
e
a
fo
r
a
sw
i
m
m
i
n
g
po
o
l
.
1 space per 4 seats based on design capacity or 1 per 4 members using the facility 3/1,000 sqaure feet of gross floor area1 space per 250 square feet of gross floor area (not including swimming pools), and additional off ‐street parking for the following uses: Swimming pool: 1 space per 500 square feet of gross floor area. Tennis, handball or racquetball: 2 spaces per court.
Da
y
c
a
r
e
Fa
c
i
l
i
t
y
1 fo
r
ea
c
h
te
a
c
h
e
r
or
em
p
l
o
y
e
e
pl
u
s
1 fo
r
ea
c
h
5
in
d
i
v
i
d
u
a
l
s
re
c
e
i
v
i
n
g
ca
r
e
(d
e
s
i
g
n
ca
p
a
c
i
t
y
)
5.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1.
0
/
E
m
p
l
o
y
e
e
+1
/
6
ch
i
l
d
r
e
n
Le
s
s
th
a
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
25
0
sq
.
ft
.
gf
a
Be
t
w
e
e
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1
sp
a
c
e
pe
r
ea
c
h
27
5
sq
.
ft
.
gf
a
Be
t
w
e
e
n
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
30
0
sq
.
gf
a
Gr
e
a
t
e
r
th
a
n
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
32
5
sq
.
ft
.
gf
a
On
e
sp
a
c
e
pe
r
ea
c
h
tw
o
em
p
l
o
y
e
e
s
,
pl
u
s
on
e
pe
r
ea
c
h
10
pr
o
g
r
a
m
pa
r
t
i
c
i
p
a
n
t
s
ba
s
e
d
on
to
t
a
l
pa
r
t
i
c
i
p
a
n
t
ca
p
a
c
i
t
y
of
th
e
fa
c
i
l
i
t
y
.
1 space per 5 persons cared for 3/1,000 sqaure feet of gross floor area1.2 spaces for each 10 program participants based on the facility’s licensed capacity, plus 1 space per caregiver on the maximum shift
Do
g
Ke
n
n
e
l
1 fo
r
ea
c
h
25
0
sq
.
ft
.
of
gr
o
s
s
fl
o
o
r
ar
e
a
5.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1.
0
/
2
0
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
Le
s
s
th
a
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
25
0
sq
.
ft
.
gf
a
Be
t
w
e
e
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1
sp
a
c
e
pe
r
ea
c
h
27
5
sq
.
ft
.
gf
a
Be
t
w
e
e
n
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
30
0
sq
.
gf
a
Gr
e
a
t
e
r
th
a
n
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
32
5
sq
.
ft
.
gf
a
On
e
sp
a
c
e
pe
r
ea
c
h
20
0
sq
.
ft
.
fl
o
o
r
ar
e
a
,
bu
t
no
t
fe
w
e
r
th
a
n
fi
v
e
sp
a
c
e
s
.
1 space per each 300 s.f. of gross floor area 3/1,000 sqaure feet of gross floor area 1 space per 180 square feet of gross floor area
Dr
y
Cl
e
a
n
i
n
g
& La
u
n
d
r
y
,
Pi
c
k
‐up
St
a
t
i
o
n
1 fo
r
ea
c
h
25
0
sq
.
ft
.
of
gr
o
s
s
fl
o
o
r
ar
e
a
5.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1.
0
/
2
0
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
Le
s
s
th
a
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
25
0
sq
.
ft
.
gf
a
Be
t
w
e
e
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1
sp
a
c
e
pe
r
ea
c
h
27
5
sq
.
ft
.
gf
a
Be
t
w
e
e
n
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
30
0
sq
.
gf
a
Gr
e
a
t
e
r
th
a
n
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
32
5
sq
.
ft
.
gf
a
Le
s
s
th
a
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
25
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Be
t
w
e
e
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
27
5
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Be
t
w
e
e
n
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
30
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Gr
e
a
t
e
r
th
a
n
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
32
5
sq
.
ft
.
fl
o
o
r
ar
e
a
.
1 space per 250 s.f. of gross floor area 3/1,000 sqaure feet of gross floor area 1 space per 180 square feet of gross floor area
Dr
y
Cl
e
a
n
i
n
g
& La
u
n
d
r
y
,
Se
l
f
‐Se
r
v
i
c
e
La
u
n
d
r
y
1 fo
r
ea
c
h
25
0
sq
.
ft
.
of
gr
o
s
s
fl
o
o
r
ar
e
a
5.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1.
0
/
2
0
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
Le
s
s
th
a
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
25
0
sq
.
ft
.
gf
a
Be
t
w
e
e
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1
sp
a
c
e
pe
r
ea
c
h
27
5
sq
.
ft
.
gf
a
Be
t
w
e
e
n
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
30
0
sq
.
gf
a
Gr
e
a
t
e
r
th
a
n
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
1 sp
a
c
e
pe
r
ea
c
h
32
5
sq
.
ft
.
gf
a
Le
s
s
th
a
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
25
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Be
t
w
e
e
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
27
5
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Be
t
w
e
e
n
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
30
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Gr
e
a
t
e
r
th
a
n
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
32
5
sq
.
ft
.
fl
o
o
r
ar
e
a
.
1 space per 250 s.f. of gross floor area 3/1,000 sqaure feet of gross floor area 1 space per 180 square feet of gross floor area
Mi
c
r
o
b
r
e
w
e
r
y
1 fo
r
ea
c
h
25
0
sq
.
ft
.
of
gr
o
s
s
fl
o
o
r
ar
e
a
3 sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
gr
o
s
s
fl
o
o
r
ar
e
a
1.
0
/
5
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
1 sp
a
c
e
fo
r
ev
e
r
y
3 se
a
t
s
un
d
e
r
ma
x
i
m
u
m
de
s
i
g
n
e
d
ca
p
a
c
i
t
y
ar
e
a
.
Be
t
w
e
e
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
27
5
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Be
t
w
e
e
n
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
30
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Gr
e
a
t
e
r
th
a
n
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
1 space per 500 s.f. of floor area 3.3/1,000 sqaure feet of gross floor area1 space per 500 square feet of gross floor area, plus 1 additional off ‐street parking space for each 2,500 square feet of outside storage area as determined by the issuing authority
Mo
r
t
u
a
r
y
,
Fu
n
e
r
a
l
Ho
m
e
1 fo
r
ev
e
r
y
3 se
a
t
s
(b
a
s
e
d
on
de
s
i
g
n
ca
p
a
c
i
t
y
)
5
.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1.
0
/
2
0
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
On
e
sp
a
c
e
pe
r
ea
c
h
25
0
s.
f
.
fl
o
o
r
ar
e
a
,
pl
u
s
on
e
sp
a
c
e
fo
r
ev
e
r
y
fi
v
e
se
a
t
s
1 per every 250 s.f. plus 1 space for every 5 seats 3/1,000 sqaure feet of gross floor areaSpaces equal in number to 1/3 capacity in persons; if use includes an educational component, those facilities are required to provide additional parking as provided in the ordinance under educational institutions
Pe
r
s
o
n
a
l
Se
r
v
i
c
e
s
1 fo
r
ea
c
h
25
0
sq
.
ft
.
of
gr
o
s
s
fl
o
o
r
ar
e
a
5 sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
gr
o
s
s
fl
o
o
r
ar
e
a
fo
r
of
f
i
c
e
ar
e
a
s
1.
0
/
2
0
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
1 sp
a
c
e
pe
r
ea
c
h
50
0
sq
.
ft
.
gf
a
On
e
sp
a
c
e
pe
r
ea
c
h
50
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
1 space per 250 s.f. of gross floor area 3/1,000 sqaure feet of gross floor area 1 space per 180 square feet of gross floor area
Pe
t
Se
r
v
i
c
e
s
1 fo
r
ea
c
h
25
0
sq
.
ft
.
of
gr
o
s
s
fl
o
o
r
ar
e
a
5.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1.
0
/
2
0
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
1 sp
a
c
e
pe
r
ea
c
h
25
0
sq
.
ft
.
gf
a
,
bu
t
no
t
fe
w
e
r
th
a
n
5 sp
a
c
e
s
.
On
e
sp
a
c
e
pe
r
ea
c
h
20
0
sq
.
ft
.
fl
o
o
r
ar
e
a
,
bu
t
no
t
fe
w
e
r
th
a
n
fi
v
e
sp
a
c
e
s
.
1 space per each 300 s.f. of gross floor area 3/1,000 sqaure feet of gross floor area 1 space per 180 square feet of gross floor area
Re
s
e
a
r
c
h
an
d
De
v
e
l
o
p
m
e
n
t
Fa
c
i
l
i
t
y
1 fo
r
ea
c
h
em
p
l
o
y
e
e
on
ma
j
o
r
sh
i
f
t
pl
u
s
1 fo
r
ea
c
h
ve
h
i
c
l
e
us
e
d
in
co
n
d
u
c
t
i
n
g
th
e
bu
s
i
n
e
s
s
or
1 fo
r
ea
c
h
1,
0
0
0
sq
.
ft
.
of
fl
o
o
r
ar
e
a
,
wh
i
c
h
e
v
e
r
is
gr
e
a
t
e
r
3 sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
gr
o
s
s
fl
o
o
r
ar
e
a
1.
0
/
3
0
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
1 sp
a
c
e
pe
r
em
p
l
o
y
e
e
on
th
e
la
r
g
e
s
t
sh
i
f
t
Fi
v
e
sp
a
c
e
s
pl
u
s
on
e
pe
r
ea
c
h
50
0
sq
.
ft
.
fl
o
o
r
ar
e
a
1 space per 500 s.f. of gross floor area 3.3/1,000 sqaure feet of gross floor area1 space per 500 square feet of gross floor area, plus 1 additional off ‐street parking space for each 2,500 square feet of outside storage area as determined by the issuing authority
Re
s
t
a
u
r
a
n
t
an
d
Re
s
t
a
u
r
a
n
t
Fa
s
t
‐fo
o
d
15
st
a
c
k
i
n
g
sp
a
c
e
s
fo
r
ea
c
h
cu
s
t
o
m
e
r
pi
c
k
u
p
wi
n
d
o
w
pl
u
s
1 fo
r
ea
c
h
2 se
a
t
s
15
sp
a
c
e
s
or
1/
1
5
sq
.
ft
.
of
fl
o
o
r
ar
e
a
,
wh
i
c
h
e
v
e
r
is
gr
e
a
t
e
r
1
.
0
/
6
5
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
1 sp
a
c
e
pe
r
ea
c
h
60
sq
.
ft
.
fl
o
o
r
ar
e
a
.
On
e
sp
a
c
e
pe
r
ea
c
h
60
sq
.
ft
.
fl
o
o
r
ar
e
a
1 space per 40 s.f. of gross floor area 4/1,000 sqaure feet of gross floor area1 space per 2.5 seats, plus spaces equal in number to 1/3 capacity in persons for meeting/banquet area. 6 additional queuing spaces per drive ‐through lane
Se
r
v
i
c
e
St
a
t
i
o
n
3 fo
r
ea
c
h
en
c
l
o
s
e
d
ba
y
pl
u
s
1 fo
r
ea
c
h
em
p
l
o
y
e
e
on
pe
a
k
wo
r
k
sh
i
f
t
5.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
6.
0
Mi
n
i
m
u
m
+1
.
0
Fo
r
ev
e
r
y
50
0
ft
.
fl
o
o
r
sp
a
c
e
ov
e
r
1,
0
0
0
sq
.
ft
.
+2
.
0
pe
r
Se
r
v
i
c
e
Ba
y
+1
.
0
pe
r
Em
p
l
o
y
e
e
4 sp
a
c
e
s
pe
r
ea
c
h
se
r
v
i
c
e
ba
y
.
Fo
u
r
sp
a
c
e
s
pe
r
ea
c
h
se
r
v
i
c
e
ba
y
.
8 spaces plus 4 per service stall 3/1,000 sqaure feet of gross floor area1 space per 300 square feet of gross floor area excluding service bays, plus 2 spaces per service bay
St
u
d
i
o
1 fo
r
ev
e
r
y
3 se
a
t
s
(b
a
s
e
d
on
de
s
i
g
n
ca
p
a
c
i
t
y
)
5
.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1.
0
/
2
0
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
On
e
sp
a
c
e
pe
r
ea
c
h
20
0
sq
.
ft
.
no
n
‐co
u
r
t
ar
e
a
On
e
sp
a
c
e
pe
r
ea
c
h
40
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
1 space per 400 s.f. of gross floor area 3/1,000 sqaure feet of gross floor area 1 space per 285 square feet of gross floor area
Th
e
a
t
e
r
,
In
d
o
o
r
1 fo
r
ev
e
r
y
3 se
a
t
s
(b
a
s
e
d
on
de
s
i
g
n
ca
p
a
c
i
t
y
)
5
.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1.
0
fo
r
Ev
e
r
y
3 se
a
t
s
1 sp
a
c
e
pe
r
ea
c
h
4 se
a
t
s
.
A si
n
g
l
e
se
a
t
on
a be
n
c
h
is
eq
u
a
l
to
28
”
.
On
e
sp
a
c
e
pe
r
ea
c
h
fo
u
r
se
a
t
s
.
A si
n
g
l
e
se
a
t
on
a be
n
c
h
is
eq
u
a
l
to
28
”
.
1 space per 4 seats or 1 space per 400 s.f., whichever is greater 3/1,000 sqaure feet of gross floor areaSpaces equal in number to 1/3 capacity in persons; if use includes an educational component, those facilities are required to provide additional parking as provided in the ordinance under educational institutions
Ve
h
i
c
l
e
‐
Mo
t
o
r
i
z
e
d
,
Le
a
s
i
n
g
,
an
d
Re
n
t
a
l
1 fo
r
ea
c
h
25
0
sq
.
ft
.
of
gr
o
s
s
fl
o
o
r
ar
e
a
us
e
d
fo
r
sh
o
w
r
o
o
m
s
,
sa
l
e
s
,
an
d
of
f
i
c
e
s
5.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
6.
0
Mi
n
i
m
u
m
+1
.
0
Fo
r
ev
e
r
y
50
0
ft
.
fl
o
o
r
sp
a
c
e
ov
e
r
1,
0
0
0
sq
.
ft
.
+2
.
0
pe
r
Se
r
v
i
c
e
Ba
y
+1
.
0
pe
r
Em
p
l
o
y
e
e
1 sp
a
c
e
pe
r
ea
c
h
50
0
sq
.
ft
.
gf
a
On
e
sp
a
c
e
pe
r
ea
c
h
50
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
1 space for every 1000 s.f. of gross floor area of display area plus 1 space for every 5,000 gross s.f. of outside display 4/1,000 sqaure feet of gross floor area1 space per 200 square feet of gross floor area, with no more than 0.5 of the required spaces located at fuel pumps
Ve
h
i
c
l
e
‐
Mo
t
o
r
i
z
e
d
,
Se
r
v
i
c
e
3 fo
r
ea
c
h
en
c
l
o
s
e
d
ba
y
pl
u
s
1 fo
r
ea
c
h
em
p
l
o
y
e
e
on
pe
a
k
wo
r
k
sh
i
f
t
5.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
6.
0
Mi
n
i
m
u
m
+1
.
0
Fo
r
ev
e
r
y
50
0
ft
.
fl
o
o
r
sp
a
c
e
ov
e
r
1,
0
0
0
sq
.
ft
.
+2
.
0
pe
r
Se
r
v
i
c
e
Ba
y
+1
.
0
pe
r
Em
p
l
o
y
e
e
4 sp
a
c
e
s
pe
r
ea
c
h
se
r
v
i
c
e
ba
y
.
Fo
u
r
sp
a
c
e
s
pe
r
ea
c
h
se
r
v
i
c
e
ba
y
.
4 spaces for each service bay 3/1,000 sqaure feet of gross floor area1 space per 300 square feet of gross floor area excluding service bays, plus 3 spaces per service bay
Co
m
m
e
r
c
i
a
l
Us
e
s
Ci
t
y
Of
f
‐St
r
e
e
t
Ve
h
i
c
u
l
a
r
Pa
r
k
i
n
g
Re
q
u
i
r
e
m
e
n
t
Attachment C
Cl
u
b
or
Lo
d
g
e
(n
o
n
‐pr
o
f
i
t
)
As
de
t
e
r
m
i
n
e
d
by
Ci
t
y
Co
u
n
c
i
l
af
t
e
r
re
c
o
m
m
e
n
d
a
t
i
o
n
by
Pl
a
n
n
i
n
g
Co
m
m
i
s
s
i
o
n
.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1
.
0
/
5
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
1
sp
a
c
e
pe
r
ea
c
h
4 se
a
t
s
.
A si
n
g
l
e
se
a
t
on
a be
n
c
h
is
eq
u
a
l
to
28
”
.
Le
s
s
th
a
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
25
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Be
t
w
e
e
n
50
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
27
5
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Be
t
w
e
e
n
20
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
an
d
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
30
0
sq
.
ft
.
fl
o
o
r
ar
e
a
.
Gr
e
a
t
e
r
th
a
n
40
0
,
0
0
0
sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
e
sp
a
c
e
pe
r
ea
c
h
32
5
sq
.
ft
.
fl
o
o
r
ar
e
a
.
1
space per 25 s.f. of customer area 3/1,000 sqaure feet of gross floor area 1 space per 285 square feet of gross floor area
Co
m
m
u
n
i
t
y
Ce
n
t
e
r
As
de
t
e
r
m
i
n
e
d
by
Ci
t
y
Co
u
n
c
i
l
af
t
e
r
re
c
o
m
m
e
n
d
a
t
i
o
n
by
Pl
a
n
n
i
n
g
Co
m
m
i
s
s
i
o
n
.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1
0
.
0
Mi
n
i
m
u
m
+1
/
1
5
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
in
ex
c
e
s
s
of
2,
0
0
0
sq
.
ft
.
P
a
r
k
i
n
g
re
q
u
i
r
e
m
e
n
t
sh
a
l
l
be
ba
s
e
d
up
o
n
us
e
s
wi
t
h
i
n
th
e
bu
i
l
d
i
n
g
P
a
r
k
i
n
g
re
q
u
i
r
e
m
e
n
t
sh
a
l
l
be
ba
s
e
d
up
o
n
us
e
s
wi
t
h
i
n
th
e
bu
i
l
d
i
n
g
1
space per 3 seats 3/1,000 sqaure feet of gross floor areaSpaces equal in number to 1/3 capacity in persons; if use includes an educational component, those facilities are required to provide additional parking as provided in the ordinance under educational institutions
Ho
u
s
e
of
Wo
r
s
h
i
p
1
fo
r
ev
e
r
y
3 se
a
t
s
(b
a
s
e
d
on
de
s
i
g
n
ca
p
a
c
i
t
y
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1
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se
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t
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i
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.
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3
se
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a
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pe
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h
4 se
a
t
s
at
ma
x
i
m
u
m
ca
p
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i
t
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of
as
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e
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l
l
.
A
si
n
g
l
e
se
a
t
on
a be
n
c
h
is
eq
u
a
l
to
28
”
On
e
sp
a
c
e
pe
r
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h
th
r
e
e
se
a
t
s
,
pl
u
s
on
e
sp
a
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e
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25
sq
.
ft
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of
di
n
i
n
g
or
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r
ar
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a
.
A si
n
g
l
e
se
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t
on
a be
n
c
h
is
eq
u
a
l
to
28
”
.
50
%
of
th
e
re
q
u
i
r
e
m
e
n
t
ma
y
be
pr
o
v
i
d
e
d
of
f
si
t
e
at
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o
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h
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r
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o
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t
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wi
t
h
i
n
75
0
’
of
en
t
r
a
n
c
e
.
1
space per 3 seats in the main assembly area 3/1,000 sqaure feet of gross floor areaSpaces equal in number to 1/3 capacity in persons; if use includes an educational component, those facilities are required to provide additional parking as provided in the ordinance under educational institutions
Li
b
r
a
r
y
As
de
t
e
r
m
i
n
e
d
by
Ci
t
y
Co
u
n
c
i
l
af
t
e
r
re
c
o
m
m
e
n
d
a
t
i
o
n
by
Pl
a
n
n
i
n
g
Co
m
m
i
s
s
i
o
n
.
5
sp
a
c
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s
pe
r
1,
0
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sq
u
a
r
e
fe
e
t
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t
fl
o
o
r
ar
e
a
1
0
.
0
Mi
n
i
m
u
m
+1
/
1
5
0
sq
.
ft
.
of
fl
o
o
r
sp
a
c
e
in
ex
c
e
s
s
of
2,
0
0
0
sq
.
ft
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sp
a
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e
pe
r
30
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sq
.
ft
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gf
a
of
pr
i
n
c
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p
a
l
st
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n
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o
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ar
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a
in
pr
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p
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r
u
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t
u
r
e
.
1
space per 300 s.f. of gross floor area 3/1,000 sqaure feet of gross floor areaSpaces equal in number to 1/3 capacity in persons; if use includes an educational component, those facilities are required to provide additional parking as provided in the ordinance under educational institutions
Mu
n
i
c
i
p
a
l
Bu
i
l
d
i
n
g
As
de
t
e
r
m
i
n
e
d
by
Ci
t
y
Co
u
n
c
i
l
af
t
e
r
re
c
o
m
m
e
n
d
a
t
i
o
n
by
Pl
a
n
n
i
n
g
Co
m
m
i
s
s
i
o
n
.
5
sp
a
c
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s
pe
r
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0
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0
sq
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a
r
e
fe
e
t
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t
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o
o
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ar
e
a
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0
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2
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0
sq
.
ft
.
of
fl
o
o
r
sp
a
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e
Le
s
s
th
a
n
50
,
0
0
0
sq
.
ft
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fl
o
o
r
ar
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a
:
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h
25
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ft
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a
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t
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n
50
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ft
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fl
o
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d
20
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0
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sq
.
ft
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fl
o
o
r
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:
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sq
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ft
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a
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t
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ft
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a
an
d
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sq
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ft
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fl
o
o
r
ar
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a
:
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sq
.
gf
a
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e
a
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sq
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ft
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fl
o
o
r
ar
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:
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32
5
sq
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ft
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a
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s
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th
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o
o
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ar
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on
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pe
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h
25
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sq
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ft
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o
o
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ar
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a
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t
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ft
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d
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sq
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ft
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fl
o
o
r
ar
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a
:
on
e
sp
a
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pe
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c
h
27
5
sq
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ft
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fl
o
o
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ar
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a
.
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t
w
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n
20
0
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sq
.
ft
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o
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ar
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a
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d
40
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0
sq
.
ft
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fl
o
o
r
ar
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a
:
on
e
sp
a
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pe
r
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h
30
0
sq
.
ft
.
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o
o
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ar
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e
a
t
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th
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n
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sq
.
ft
.
fl
o
o
r
ar
e
a
:
on
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sp
a
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e
pe
r
ea
c
h
32
5
sq
.
ft
.
fl
o
o
r
ar
e
a
.
1
space per 250 s.f. of gross floor area 3/1,000 sqaure feet of gross floor area 1 space per 285 square feet of gross floor area
Sc
h
o
o
l
,
Ge
n
e
r
a
l
1
fo
r
ea
c
h
st
a
f
f
me
m
b
e
r
pl
u
s
3 pe
r
cl
a
s
s
r
o
o
m
1
.
5
/
c
l
a
s
s
r
o
o
m
1
.
0
pe
r
cl
a
s
s
r
o
o
m
+1
fo
r
ev
e
r
y
50
st
u
d
e
n
t
s
2 sp
a
c
e
s
pe
r
ea
c
h
cl
a
s
s
r
o
o
m
or
1 sp
a
c
e
fo
r
ea
c
h
5 se
a
t
s
in
th
e
pr
i
m
a
r
y
as
s
e
m
b
l
y
ar
e
a
,
wh
i
c
h
e
v
e
r
is
gr
e
a
t
e
r
T
w
o
sp
a
c
e
s
pe
r
ea
c
h
cl
a
s
s
r
o
o
m
2
spaces per classroom plus 1 space per 6 students 3/1,000 sqaure feet of gross floor area1 space per 400 square feet of gross floor area, (except for auditoriums, theaters, gymnasiums or activity centers, where spaces equal in number to 1/3 capacity in persons are required), plus adequate drop off/ pick up area for students
Sc
h
o
o
l
,
Sp
e
c
i
a
l
i
z
e
d
Ed
u
c
a
t
i
o
n
1 fo
r
ea
c
h
sc
h
o
o
l
em
p
l
o
y
e
e
pl
u
s
on
e
sp
a
c
e
pe
r
4
st
u
d
e
n
t
s
2
/
s
t
u
d
e
n
t
+ 1/
s
t
a
f
f
1
.
0
pe
r
cl
a
s
s
r
o
o
m
+1
fo
r
ev
e
r
y
4.
5
st
u
d
e
n
t
s
1 sp
a
c
e
pe
r
ea
c
h
4 st
u
d
e
n
t
s
ba
s
e
d
on
bu
i
l
d
i
n
g
ca
p
a
c
i
t
y
,
pl
u
s
on
e
sp
a
c
e
fo
r
ea
c
h
tw
o
cl
a
s
s
r
o
o
m
s
.
On
e
sp
a
c
e
pe
r
ea
c
h
fo
u
r
st
u
d
e
n
t
s
ba
s
e
d
on
bu
i
l
d
i
n
g
ca
p
a
c
i
t
y
,
pl
u
s
on
e
sp
a
c
e
fo
r
ea
c
h
tw
o
cl
a
s
s
r
o
o
m
s
.
1
space per 4 students based on capacity 3/1,000 sqaure feet of gross floor area1 space per 200 square feet of gross floor area, (except for auditoriums, theaters, gymnasiums or activity centers, where spaces equal in number to 1/3 capacity in persons are required), plus adequate drop off/ pick up area for students
Th
e
a
t
e
r
,
Pe
r
f
o
r
m
i
n
g
Ar
t
s
Ce
n
t
e
r
1 fo
r
ev
e
r
y
3 se
a
t
s
(b
a
s
e
d
on
de
s
i
g
n
ca
p
a
c
i
t
y
)
5
.
5
sp
a
c
e
s
pe
r
1,
0
0
0
sq
u
a
r
e
fe
e
t
of
ne
t
fl
o
o
r
ar
e
a
1.
0
fo
r
Ev
e
r
y
3 se
a
t
s
1 sp
a
c
e
pe
r
ea
c
h
4 se
a
t
s
.
A si
n
g
l
e
se
a
t
on
a be
n
c
h
is
eq
u
a
l
to
28
”
.
On
e
sp
a
c
e
pe
r
ea
c
h
fo
u
r
se
a
t
s
.
A si
n
g
l
e
se
a
t
on
a be
n
c
h
is
eq
u
a
l
to
28
”
.
1 space per 4 seats or 1 space per 400 s.f., whichever is greater 3/1,000 sqaure feet of gross floor areaSpaces equal in number to 1/3 capacity in persons; if use includes an educational component, those facilities are required to provide additional parking as provided in the ordinance under educational institutions
Ci
v
i
c
Us
e
s