City Council and P&Z Commission Joint Workshop Discussion of TOD Code April 2, 2009.

City Council andCity Council andP&Z CommissionP&Z CommissionJoint WorkshopJoint Workshop

Discussion of TOD CodeDiscussion of TOD Code

April 2, 2009

1. Stakeholder Feedback2. Summary of Previous TOD Discussions3. Special Frontage Standards4. Character Zone Elements5. Street Types6. Architectural Standards7. Civic Spaces8. Approval and Appeals9. Adoption 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 Support• Bluffs at Iron Horse supportive with plans to expand• Vacant property owners supportive• Traffic 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 Session

• Intensity of Uses on Loop 820 – Combined Freeway and High Intensity Zones; increased heights to 10+

stories

• New Street Types– Clarified lane and parking widths for Main Street, Smithfield, Iron Horse– Crosswalks on Iron Horse as part of future design plans

• Concerns over sea of parking lots– Created 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 Boulevard– Arterial frontage requirements set landscape and building setbacks with

limited parking on frontage and building architectural control



stories








stories








stories







• Creating a true Mixed Use District – Concerns over mixed use being a catch phrase for apartment complex– Mixed Use Criteria standards in all character zones– Separated Iron Horse and Smithfield General Mixed Use zones

• Non Conforming Uses and Buildings– Uses

• auto related, outside storage, storage warehouse, heavy manufacturing would become non-conforming uses and not allowed to expand

• Some auto uses could continue on Davis, Mid Cities and Loop 820– Buildings

• Non Conforming Buildings with permitted uses can expand without increasing non conformance

• Historic Smithfield Architectural Review Board– Planning & Zoning Commission serves as Review Board















Recent Staff Recommendations

• Expansion 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 Frontage– Main Street and Iron Horse Blvd. at the rail station– Commercial uses required on the ground floor

• Arterial Frontage– Unifies development along Davis and Mid-Cities Blvd with 15 foot

landscape buffer and surface parking no deeper than 70 feet along frontage

• Boulevard Frontage– Unifies 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 Frontage

Commercial Frontage

Special Frontage Standards:Iron Horse TOD

Arterial Frontage

Commercial Frontage

Special Frontage Standards:Smithfield TOD

Special Frontage Standards

Iron Horse TOD Smithfield TODCommercial Frontage Commercial Frontage

(Iron Horse Blvd at station) (Main Street)

Boulevard Frontage Arterial Frontage (Iron Horse north and south (Davis and Mid Cities)

of station)

• Are you in agreement with the proposed street frontage requirements?

4. Character Zones

• Permitted Uses• Building Heights• Conformance to Mixed Uses• Residential Densities• Parking Incentives• Transition Standards• Bonus Provisions

Permitted Uses (Table 5.1 & 5.2)

• Permitted Uses– Encouraging Mixed Use zones– Retail, Restaurant, Office, Residential, Light Industrial, Institutional– Auto related uses only allowed in General Mixed Use, Arterial and High

Intensity zones with Loop 820, Davis or Mid Cities frontage

• Not Permitted Uses– Auto related uses in TOD Core areas– Outdoor Storage Uses– Storage warehouse (mini-warehousing)– Major manufacturing

Historic Core (Pg 11-12)

Preserve and reinforce existing historic fabric Provide appropriate in-fill and architectural design standards 1 -2 story heights Mixed Use conformance – 6,000 sq.ft. or 2 acres Parking – under 3,000 sq.ft./shared within 1,200 feet

Land Use MixCharacter Zone

Retail/ Restaurant

Office Residential Public/Open Space

Other (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 development Maximum 4 stories; average 3 stories Mixed Use conformance – 10,000 sq.ft. or 4 acres Parking – under 3,000 sq.ft./shared within 1,200 feet

TOD Core (Pg 13-14)


Retail/ Restaurant



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 uses• Intended for large scale employment uses• 10 stories maximum; Special Development Plan above 10 stories• Structured parking Mixed Use conformance – 30,000 sq.ft. or 10 acres


Retail/ Restaurant



High Intensity Mixed Use

Range(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 stories Mixed 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


Retail/ Restaurant


Other (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 stories Mixed 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


Retail/ Restaurant



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 stories• Parking allowed along the arterial street• Limited to commercial uses (retail and office) Mixed Use conformance – none Parking – existing standards/shared within 1,200 feet

Arterial Mixed Use (Pg 21-22)


Retail/ Restaurant



Arterial/HighwayMixed Use

Range(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 neighborhoods 1 -2 story heights Range of urban residential uses – brownstones, live-work, courtyard residential Mixed Use conformance – none, non-residential on avenues and boulevards Parking – under 3,000 sq.ft. non residential/shared within 1,200 feet


Retail/ Restaurant



TOD ResidentialRange(min/max)

Preferred

5%-15%10%

5%-35%20%

35%-65%50%

10%-15%10%

0%-20%10%

Range of Land Use MixesNon-Residential

Residential

Historic TOD 50%-95% 0%-35%

TOD Core 35%-95% 20%-40%

TOD Residential 0%-50% 35%-65%

Iron Horse General 25%-95% 10%-50%

Smithfield General 20%-85% 30%-60%

Arterial Mixed Use 45%-95% 0%-5%

High Intensity Mixed Use 35%-95% 0%-40%

Transition StandardsSingle Family Residential

Historic TOD - none

TOD Core – 3 story height within 25 feet, 6 foot fence

TOD 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 Provisions

Iron 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 spaces– Structured parking– Minimum of 10% residential uses

4. Character Zones

• Permitted Uses• Building Heights• Conformance to Mixed Uses• Residential Densities• Parking Incentives• Transition Standards• Bonus Provisions

• Are you in agreement with the Character Zone Standards?

5. Review of TOD Street Types (Pg 26-27)

• Commercial “Main Street”– Main Street

• Avenue– Smithfield– Boulder

• Commercial “Avenue”– Iron Horse at the rail station

• TOD “Boulevard”– Iron Horse north and south of rail station

• General “TOD” Street• TOD Alley

Commercial “Main” Street

Main Street

AvenueSmithfield Road, Boulder Dr, Combs Dr

Commercial “Avenue”Iron Horse Blvd. at Rail Station

TOD BoulevardIron Horse Blvd. north and south of Rail Station

TOD General Street

TOD Alley

TOD Street Types

Iron Horse TOD Smithfield TODAvenue Main Street

Commercial Avenue Avenue

TOD Boulevard TOD General

TOD 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 Street

Pedestrian-Friendly Building Massing and Scale

Feature Buildings

Architectural Elements and Storefronts

Building Materials

Building Types

Building Types

Shopfront building

3-story Mixed Use loft

4-story Mixed Use loft

2-story live-work

Apartment building

Multi-unit house

Townhouse

Detached house

Commercial high rise building

Historic Smithfield Architectural Standards

Building Form & Massing

Horizontal Rhythm

Doors and Windows

Roof Form

Building Materials

Awnings 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 – ¼ to 1 acre, Squares – ½ to 2 acres

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


7. Civic Spaces -Illustrative Plan encourages location, scale and design of civic spaces








7. Civic Spaces-Illustrative Plan encourages location, scale and design of civic spaces








































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, 2009• Proposed dates:

Adopting TOD Code Rezoning Properties

P&Z May 21, 2009 P&Z July 2, 2009

City Council June 8, 2009 City 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?

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City Council and P&Z Commission Joint Workshop Discussion of TOD Code April 2, 2009.

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