City Council and P&Z Commission Joint Workshop Discussion of TOD Code

City Council andP&Z CommissionJoint Workshop

Discussion of TOD Code

April 2, 2009

Stakeholder FeedbackSummary of Previous TOD DiscussionsSpecial Frontage StandardsCharacter Zone ElementsStreet TypesArchitectural StandardsCivic SpacesApproval and AppealsAdoption of TOD Code

1. Stakeholder FeedbackIron Horse Stakeholder Meetings

September 29 Open House (224 notices) (30 attendees)

October 14 Design Workshop (15 notices) (6 participants)

March 25 Open House (111 notices) (6 attendees)

General SupportBluffs at Iron Horse supportive with plans to expandVacant property owners supportiveTraffic concerns on Browning Drive

1. Stakeholder FeedbackSmithfield Stakeholder Meetings

September 30 Open House (161 notices) (51 attendees)

October 15 Design Workshop (51 notices) (14 participants)

March 26 Open House (503 notices) (57 attendees)

Concerns from surrounding neighborhoods (Residential Transition)Widening and improvements to Main Street and Smithfield Road (New Street Standards)Quiet Zones along railroad How plans for existing businesses would be affected by TOD Code

2. Comments from February 5 Work SessionIntensity of Uses on Loop 820 Combined Freeway and High Intensity Zones; increased heights to 10+ stories

New Street TypesClarified lane and parking widths for Main Street, Smithfield, Iron HorseCrosswalks on Iron Horse as part of future design plans

Concerns over sea of parking lotsCreated Transitional Parking lot standards supporting phased structured parking with Special Development Plans for more than 50 parking spaces

Equal treatment for both sides of Davis BoulevardArterial frontage requirements set landscape and building setbacks with limited parking on frontage and building architectural control

2. Comments from February 5 Work SessionCreating a true Mixed Use District Concerns over mixed use being a catch phrase for apartment complexMixed Use Criteria standards in all character zonesSeparated Iron Horse and Smithfield General Mixed Use zones

Non Conforming Uses and BuildingsUsesauto related, outside storage, storage warehouse, heavy manufacturing would become non-conforming uses and not allowed to expandSome auto uses could continue on Davis, Mid Cities and Loop 820BuildingsNon Conforming Buildings with permitted uses can expand without increasing non conformance

Historic Smithfield Architectural Review BoardPlanning & Zoning Commission serves as Review Board

Recent Staff RecommendationsExpansion of Permitted Use Tables Clarifying required Mixed Uses in General Mixed Use Zones

Additions to non-conforming buildings not conforming to TOD standards may be approved with a Special Development Plan

3. Special Frontage Standards (Pg 6-7)Required Commercial FrontageMain Street and Iron Horse Blvd. at the rail stationCommercial uses required on the ground floorArterial FrontageUnifies development along Davis and Mid-Cities Blvd with 15 foot landscape buffer and surface parking no deeper than 70 feet along frontageBoulevard FrontageUnifies development frontage along Iron Horse Blvd with build to zones, parking lots no deeper than 70 feet and no more than 50% of lot frontage in parking areas

Boulevard FrontageCommercial FrontageSpecial Frontage Standards: Iron Horse TOD

Arterial FrontageCommercial FrontageSpecial Frontage Standards:Smithfield TOD

Special Frontage StandardsIron Horse TODSmithfield TODCommercial FrontageCommercial Frontage(Iron Horse Blvd at station) (Main Street)

Boulevard FrontageArterial Frontage (Iron Horse north and south (Davis and Mid Cities) of station)

Are you in agreement with the proposed street frontage requirements?

4. Character ZonesPermitted UsesBuilding HeightsConformance to Mixed UsesResidential DensitiesParking IncentivesTransition StandardsBonus Provisions

Permitted Uses (Table 5.1 & 5.2)Permitted UsesEncouraging Mixed Use zonesRetail, Restaurant, Office, Residential, Light Industrial, InstitutionalAuto related uses only allowed in General Mixed Use, Arterial and High Intensity zones with Loop 820, Davis or Mid Cities frontage

Not Permitted UsesAuto related uses in TOD Core areasOutdoor Storage UsesStorage warehouse (mini-warehousing)Major manufacturing

Historic Core (Pg 11-12)Preserve and reinforce existing historic fabricProvide appropriate in-fill and architectural design standards1 -2 story heightsMixed Use conformance 6,000 sq.ft. or 2 acresParking under 3,000 sq.ft./shared within 1,200 feet

Land Use MixCharacter ZoneRetail/ RestaurantOfficeResidentialPublic/Open SpaceOther (institutional, etc)Historic CoreRange(min/max)Preferred15%-35%25%15%-35%25% 0%-35%15%5%-10%10%20%-25%25%

Potential for new higher intensity, mixed use developmentMaximum 4 stories; average 3 storiesMixed Use conformance 10,000 sq.ft. or 4 acresParking under 3,000 sq.ft./shared within 1,200 feet

TOD Core (Pg 13-14)

Land Use MixCharacter ZoneRetail/ RestaurantOfficeResidentialPublic/Open SpaceOther (institutional, etc)TOD CoreRange(min/max)Preferred15%-35%25%20%-40%30%20%-40%30%5%-10%5%0%-20%10%

High Intensity Mixed Use (Pg 15-16)High rise office and residential uses; some ground floor retail usesIntended for large scale employment uses10 stories maximum; Special Development Plan above 10 storiesStructured parkingMixed Use conformance 30,000 sq.ft. or 10 acres

Land Use MixCharacter ZoneRetail/ RestaurantOfficeResidentialPublic/Open SpaceOther (institutional, etc)High Intensity Mixed UseRange(min/max)Preferred

5%-50%20%

30%-70%50%

0%-40%20%

5%-10%5%

0%-5%5%

Iron Horse General Mixed Use (Pg 17-18)Potential for a wide variety of mixed use development could include office uses, live-work, light industrial fabrication studios, mixed residential, and retail/restaurant uses.Maximum 3 stories, generally 1 2 storiesMixed Use conformance 10,000 sq.ft. or 5 acres (25% ground floor non-res)Parking under 3,000 sq.ft/shared within 1,200 feet

Land Use MixCharacter ZoneRetail/ RestaurantOfficeResidentialPublic/Open SpaceOther (industrial, institutional, etc)General Mixed Use Range(min/max)Preferred5%-30%10%5%-30%20%10%-50%30%5%-10%5%(some industrial)15%-50%30%

Smithfield General Mixed Use (Pg 19-20)Potential for a wide variety of mixed use development could include office uses, live-work, light industrial fabrication studios, mixed residential, and retail/restaurant uses.Maximum 3 stories, generally 1 2 storiesMixed Use conformance 10,000 sq.ft. or 5 acres (25% ground floor non-res)Parking under 3,000 sq.ft./shared within 1,200 feet

Land Use MixCharacter ZoneRetail/ RestaurantOfficeResidentialPublic/Open SpaceOther (industrial, institutional, etc)General Mixed Use Range(min/max)Preferred5%-30%15%5%-25%15%30%-60%45%5%-10%5%(some industrial)10%-30%20%

Generally 1 2 storiesParking allowed along the arterial streetLimited to commercial uses (retail and office)Mixed Use conformance noneParking existing standards/shared within 1,200 feet

Arterial Mixed Use (Pg 21-22)

Land Use MixCharacter ZoneRetail/ RestaurantOfficeResidentialPublic/Open SpaceOther (industrial, institutional, etc)Arterial/HighwayMixed UseRange(min/max)Preferred

30%-70%50%

10%-50%30%(min res above 1st floor)

0%

0%-10%5%(some industrial)

5%-25%15%

TOD Residential (Pg 23-24)Redevelopment transitions to neighborhoods1 -2 story heightsRange of urban residential uses brownstones, live-work, courtyard residential Mixed Use conformance none, non-residential on avenues and boulevardsParking under 3,000 sq.ft. non residential/shared within 1,200 feet

Land Use MixCharacter ZoneRetail/ RestaurantOfficeResidentialPublic/Open SpaceOther (institutional, etc)TOD ResidentialRange(min/max)Preferred5%-15%10%5%-35%20%35%-65%50%10%-15%10%0%-20%10%

Range of Land Use MixesNon-ResidentialResidentialHistoric TOD50%-95%0%-35%TOD Core35%-95%20%-40%TOD Residential0%-50%35%-65%Iron Horse General 25%-95%10%-50%Smithfield General20%-85%30%-60%Arterial Mixed Use45%-95%0%-5%High Intensity Mixed Use35%-95%0%-40%

Transition StandardsSingle Family ResidentialHistoric TOD - noneTOD Core 3 story height within 25 feet, 6 foot fenceTOD Residential 2 story height within 25 feet, 6 foot fence Iron Horse General - 2 story height within 25 feet, 6 foot fence Smithfield General - 2 story height within 25 feet, 6 foot fence Arterial Mixed Use - 2 story height within 25 feet, 6 foot fence CommercialHigh Intensity Mixed Use no adjacent residential; Commercial adjacency within 250 feet of any other zone limits no more than 2 stories above adjoining zone

Bonus ProvisionsIron Horse General 10% increase in residential for 5% increase in commercial over 15% Smithfield General - 10% increase in residential for 5% increase in commercial over 15% High Intensity Mixed Use building heights over 10 stories permitted with:Plazas, squares or civic open spacesStructured parkingMinimum of 10% residential uses

4. Character ZonesPermitted UsesBuilding HeightsConformance to Mixed UsesResidential DensitiesParking IncentivesTransition StandardsBonus Provisions

Are you in agreement with the Character Zone Standards?

5. Review of TOD Street Types (Pg 26-27)Commercial Main StreetMain StreetAvenueSmithfieldBoulderCommercial AvenueIron Horse at the rail stationTOD BoulevardIron Horse north and south of rail stationGeneral TOD StreetTOD Alley

Commercial Main StreetMain Street

AvenueSmithfield Road, Boulder Dr, Combs Dr

Commercial AvenueIron Horse Blvd. at Rail Station

TOD BoulevardIron Horse Blvd. north and south of Rail Station

TOD General Street

TOD Alley

TOD Street TypesIron Horse TODSmithfield TODAvenueMain StreetCommercial AvenueAvenueTOD BoulevardTOD GeneralTOD General

Are you in agreement with the designated TOD street types?

6. Architectural Standards (Pgs 29 39)Sustainability and pedestrian oriented public realm, architectural elements and form, not a particular style

Location on the StreetPedestrian-Friendly Building Massing and ScaleFeature BuildingsArchitectural Elements and StorefrontsBuilding MaterialsBuilding Types

Building TypesShopfront building3-story Mixed Use loft4-story Mixed Use loft2-story live-workApartment buildingMulti-unit houseTownhouseDetached houseCommercial high rise building

Historic Smithfield Architectural StandardsBuilding Form & MassingHorizontal RhythmDoors and WindowsRoof FormBuilding MaterialsAwnings and Canopies

6. Architectural Standards

Are you in agreement with the TOD Architectural Standards?

7. Civic Spaces (Pg 41)

-Illustrative Plan encourages location, scale and design of civic spaces

-Squares, parks and greens appropriate in any zone

-All new development shall provide a minimum of 10% of gross area in usable open space (no more than 50% for private open space)

-New development less than 10 acres may pay park fee in lieu of open space requirement

-Plazas and squares should link station platform to commercial areas

-Plaza to 1 acre, Squares to 2 acres

-Open spaces include pocket parks, childrens play areas, greens, squares, linear greens; active parks limited to 10% of parks in station areas

7. Civic Spaces

Are you in agreement with the TOD Civic and open space Standards?

8. Approvals and Appeals (Pg 42-44)All applications meeting the requirements of the Code may be approved by Staff

All applications requesting development flexibility, modifications or incentives shall be reviewed as special development plans and subject to P&Z recommendation and Council approval

Encouraging process of seeking master developer to work with city to facilitate development

Development Incentive Process

8. Approvals and Appeals

Are you in agreement with the TOD administrative site plan approvals and Special Development Plan process to allow development flexibility?

9. Adoption of TOD Code Staff is recommending a creating the TOD Code in June and rezoning properties in July.Sustainable Development Grant application due October 2, 2009Proposed dates:Adopting TOD Code Rezoning PropertiesP&Z May 21, 2009P&Z July 2, 2009City Council June 8, 2009City Council July 13, 2009

Are you prepared to move forward with creation of a Transit Oriented Code and to rezone properties around the Iron Horse and Smithfield station sites?

Documents

City Council and P&Z Commission Joint Workshop Discussion of TOD Code