Transcript Presentation_ULDC_Ch407_Art7x

Chapter 407 Article
_____
TND and TOD Proposed
Amendments
Board of County Commissioners
June 25, 2013
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Amount of Non-Residential
• Section 407.68(d) c.
• Allow TNDs in Urban Service Area to have up to 250 sq.ft. of nonresidential per dwelling unit
c. For TNDs within an urban service area, a maximum of
250 square feet per dwelling unit.
• Section 407.65(d)2. c.
• Allow TODs in USA to have up to 500 sq. ft. of non-residential per
dwelling unit.
c. For TODs within an urban service area, a maximum of
500 square feet per dwelling unit.
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Residential Density for TODs
• Table 407.65.1
Residential (Dwelling Units per Acre)1,2
Village Center
Transit Supportive Area
(outside Village Center)
Outside Transit Supportive
Area
Minimum
10
Maximum
24
Maximum in USA
48
Minimum
7
Maximum
24
Minimum
4
Maximum
Maximum allowed under Future Land
Use
or
24 dwelling units per acre in nonresidential Future Land Use
designations
1. TODs less than 20 acres shall provide a minimum of 200 residential units
2. Up to fifty twenty-five percent (5025%) of the minimum required residential units may be met with rooms in a
hotel.
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Amount of Non-Residential

Section 407.65(f)

The number of rooms in a hotel and the number
of bedrooms in student housing with separately
rented rooms and shared living space may be
used in calculating allowable non-residential
square footage .
• Consistent with Comprehensive Plan Policy 1.6.5.5
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Table 407.66.1
Village Center Dimensional Standards
Retail Use Non-residential, Mixed
Use, or Multi-family
Civic Use Other Non-residential, Hotel,
Mixed Use, or Multi-family
15-25 20
15-50 40
Height, min (stories)
12
12
Height, max (stories)
83
83
50,0004
65,000 40,000
Standards
Build-to Line (ft.)1
Single Tenant Building
footprint, max (sq ft)
1.
The build-to line shall be established from the back of curb of a public or private street or pedestrian circulation areas
where a building fronts a plaza, square of other open civic space.
2.
If only 1 story, building façade shall use architectural features to enhance the vertical scale of the building.
3.
Additional stories above the fifth shall be stepped back to enhance the pedestrian scale of the street.
4.
Except as permitted by Section 407.66(d)2
5. Up to an additional 15’ may be added to the build-to-line to accommodate outdoor seating for uses such as cafes,
bistros, coffee shops or restaurants.
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Table 407.66.2
Transit Supportive Area Dimensional Standards
Retail UseNon-residential,
Mixed Use, or Multi-
Civic Use Other Non-residential, Hotel, Mixed Use,
or Multi-family
15-25 20
15- 50 40
Height, min (stories)
12
12
Height, max (stories)
63
63
50,0004
65, 000 40,000
Standards
Build-to Line (ft.)1
Single Tenant Building
footprint, max (sq ft)
1.
The build-to line shall be established from the back of curb of the public or private street or pedestrian circulation areas
where a building fronts a plaza, square of other open civic space.
2.
If only 1 story, building façade shall use architectural features to enhance the vertical scale of the building.
3.
Additional stories above the third shall be stepped back to enhance the pedestrian scale of the street.
4.
Except as permitted by Section 407.66(d)2
5. Up to an additional 15’ may be added to the build-to-line to accommodate outdoor seating for uses such as cafes, bistros,
coffee shops, restaurants.
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Proposed Retail Language
• Section 407.66(d).
2.
A single-tenant retail non-residential building may be allowed to exceed 50,000
square feet by providing one of the following:
a. Separate liner buildings oriented toward the street on at least 3 sides of the
building, with the rear of either fronting parking or lined by buildingsparking to
the rear of the building or the rear of the building lined by other liner
buildings; or
b. Vertical mixture of uses with at least one story above the ground floor; or
c. Multiple floors with a maximum of 50,000 square feet per floor; or
d. Parking on the top, under or completely enclosed within the building; or
e. Parking in front of the building provided all off-street surface parking and
the side and rear of the building are screened from adjacent streets by liner
buildings; or.
f. A parking structure with at least one level above surface parking directly
adjacent to the building and within the same block.
• Proposed changes are not consistent with Comprehensive Plan Policy 1.6.5.11
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Examples of Blocks with Large
Retail
• picture
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Examples
• picture
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Allowed Non-Residential
1. Residential Areas in TNDs and TODs
(a)Mix of Uses
1.A maximum of 10% 5% of the total
approved non-residential square footage,
not to exceed 100,000 square feet, may be
located outside the Transit Supportive Area
(TSA).
2.Civic uses (such as places of worship,
libraries, schools, etc.) and live-work
studios located outside the TSA shall be
counted toward the maximum nonresidential square footage of a
development and toward the 105% allowed
outside the TSA.
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Table 407.67.1 Residential Area
Dimensional Standards
Standards
Setbacks
Front, minimum (ft.)
Front, maximum (ft.)
Side, interior (ft)
Side, street (ft)
Rear (ft)
Building Standards
Maximum lot coverage (%)
Height, maximum (ft)
Building footprint, max (sq
ft)
Single retail tenant size max
(sq ft)
Single-family
detached
Single-family
attached
Multi-family
and Nonresidential
10
20
5
10
10
5
15
N/A
10
10
10
20 25
10
10
15
70
30
80
30
N/A
80
50 60
N/A
N/A
N/A
65,000 50,000
25,00050,000*
*Retail buildings may be allowed to exceed 50,000 sq.ft.
consistent with §407.66.2. above.
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Parking Structures
• Parking Structures
• Parking structures must comply with the architectural
standards of this article and are encouraged to provide for
active uses on the ground floor. Parking structures shall be
designed to allow for commercial, office, civic or residential
uses lining the structure on the ground floor where the
parking structure abuts a street. The parking structure shall be
designed to integrate seamlessly with surrounding
development and shall provide pedestrian oriented design on
the ground floor abutting a street
Not consistent with FLUE Comprehensive Plan Policy 1.7.8.2 that
requires non-residential on the first floor of a structure.
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Off-Street Parking
• Section 407.68(c) Parking
1. Off-street surface parking shall be located to the rear
of buildings and interior central to the block. A minimum
of 75% percent of the perimeter block length shall be
lined by buildings, excluding access to off-street surface
parking. Along any portion of a block not lined by
buildings, off-street surface parking shall be located at
least 4025feet from the back of curb. To screen the
parking, between the back of curb and off-street parking,
there shall be a sidewalk and a plaza with lighting,
seating, architectural features, landscaping, low impact
development techniques and 50 percent mature tree
canopy at 20 years.
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Picture of 25 feet from back of curb
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Transitional Parking
• Applicant proposal:
• Up to three transitional parking spaces for TODS over 50 acres
• Transitional parking: an off-street parking lot that does not
meet the design requirements of 75% of the block being lined
by buildings.
• 50% of the street frontage of the initial transitional off-street
parking area shall be lined by buildings prior to construction of
the second and third transitional off-street parking area.
• Only one transitional parking area allowed by Future Land Use
Element Comprehensive Plan Policy 1.6.8.g
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Staff’s Proposal
• TOD more than 100 acres in size allowed the one transitional
parking area plus:
• one block with parking interior per every 100 acres where the
block face is lined by buildings on 50% or greater of the block
so long as there are buildings on 3 sides of the block face and
at least one of the structures on the block is multistory. Offstreet surface parking shall be setback at least 25 feet from
the back of curb. To screen the parking, within the setback
there shall be a sidewalk and a plaza with lighting, seating,
architectural features, landscaping and 50 percent mature tree
canopy at 20 years.
• Consistent with the Comprehensive Plan policy
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Roadway Network Design
• Section 407.68(d) Roadway Network Design
1. e. Innovative traffic calming techniques, except along
roadways identified on the Future Highways Functional
Classification Map of the Comprehensive Plan, are allowed along
roadways and at intersections within the development.
Techniques may include raised intersections, woonerfs (streets
where pedestrians and cyclists have legal priority using
techniques including shared space, traffic calming and low speed
limits), shared multi-modal spaces with reduced markings and
signage in addition to other innovations that enhance
pedestrian and bicycle mobility. For publicly-maintained
roadways projected to carry more than 7,500 daily trips, traffic
calming techniques shall be limited to horizontal deflections.
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Table 407.68 4 - Bike Lanes
• 3.
• 4.
• 5.
Bike lanes not adjacent to parallel parking may be reduced to
4’. Bike lanes are optional for nonthrough collector or arterial
roadways between 2,500-7,500 ADT that are less than ¼ mile
in length or interrupted with stop control at every intersection
and are located within a TOD.
On-street parking is optional, but must be provided on the
majority of streets. Provision of on-street parking shall be
adequate to serve the proposed intensity of development in
order that the required clearances for public safety vehicles
are maintained. Angled parking is allowed on all roadways.
Where on-street parallel parking is provided it must be marked
at the width indicated in the table or greater. The gutter pan of
curbs can be used to meet the minimum on-street parking
widths.
Roadways with dedicated transit facilities located within the
right-of-way shall be designed on a case-by-case basis and shall
provide bicycle and pedestrian facilities and where practical,
on-street parking.
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Table 407.68 4 - Bike Lanes
Staff’s proposed change to Note #3:
• 3.
Bike lanes not adjacent to parallel parking may be
reduced to 4’. Bike lanes are optional for roadways
between 2,500-7,500 ADT that are less than ¼ mile in
length or interrupted with stop control at intersections
spaced no more than 660 feet apart and are located
within a TOD
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On Street Parking
• Section 407.68 (d) Roadway Network
Design
4.
On Street Parking
a. Defined on-street parking shall be provided on the majority of block
faces within the Transit Supportive Area, and is allowed throughout the
rest of the development. Bulb-outs and curb extensions shall be
provided at a maximum interval of 150 200 feet. For block faces less
than 200 feet, a bulb-out shall be provided at both ends of the block
face mid-block.
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Utility Placement
• Section 407.68 (d) Roadway Network Design
• 6. Utilities
•
•
•
•
a. Underground utilities are to be compressed to minimize rightof-way width, allow adequate space for street trees and provide for
the visual definition of the street. Appropriate utilities shall be
allowed to be placed in joint trenches.
b. All above ground utility access, transfer and conveyance points
such as panels, boxes, meters, and valves shall be screened from
the street and sidewalks through architectural features and / or
landscaping
c. Pressurized lines are allowed to be placed under roadways not
shown on the Future Highway Functional Classifications Map of
the Comprehensive Plan and on roadways projected to carry less
than 15,000 daily trips
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Alternative Buffering on I-75
Applicant proposing to allow:
• Separate buffering for non-residential uses to include either a
25 foot wide medium density buffer or stormwater
management areas designed as open space
• Street trees on an adjacent road or trail can count towards the
buffer
Current Code requirement meets purposes of COSE Policies
5.3.3, 5.3.4, 5.3.5, 5.3.8 all under Objective 5.3 Scenic Quality
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Staff’s Proposed Buffering
• All TNDs and TODs shall provide a 25 foot wide Medium
density buffer along the entire project boundary
adjacent to the I-75 right-of-way consistent with
§407.43(a). Screening shall not be required. Existing
natural vegetation and street trees provided within an
adjacent roadway or along a multi-use trail may be used
to fulfill the landscaping requirement where such existing
natural vegetation is of sufficient height or can be
augmented to reach a sufficient height and opacity to
provide an effective visual buffer.
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Mitigation for Tree Canopy
• Required Plant Materials, Installation, Irrigation, and Maintenance
• a.
All TODs and TNDs shall meet the requirements of §407.44
through §407.47 of this Chapter, except as provided in (b), (c), (d)
and (e) below.
• b. Developments that sets aside areas for permanent
conservation shall receive credit for the tree canopy saved in
instances where a mitigation fee is required per ULDC 406.13 (c).
Credit shall be given only for tree canopy saved above the minimum
required to be preserved per the mitigation requirements of ULDC
406.12 (a) 3. Credit shall be determined either by a tree survey or at
a rate of 55 inches per acre conserved.
• c.
Developments shall have the right to spend 20% of the
mitigation fee per ULDC 406.13 (c) on vegetation used in
conjunction with LID techniques within conservation areas, roadway
medians, along multi-use paths, tree islands, open spaces or parking
areas. Invoices shall be signed and sealed by a registered landscape
architect and the cost of vegetation shall not exceed industry
standard.
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Mitigation for Tree Canopy
• d. Developments shall have the right to spend 20% of
the mitigation fee per ULDC 406.13 (c) on vegetation
used on green roofs within the development for
buildings designed to be LEED certified. Invoices shall be
signed and sealed by a registered landscape architect
and the cost of vegetation shall not exceed industry
standard.
• e. For multi-phase projects tree mitigation per ULDC
per 406.13 shall be achieved prior to proceeding to the
next phase consistent with the phasing schedule adopted
as part of an approved preliminary development plan.
For development within the last approved phase, tree
mitigation shall occur in accordance with ULDC 406.13
(c).
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Recommendation
• Approve the ordinance amending Chapter 407, Article 7
Traditional Neighborhood Development and Transit Oriented
Developments with amendments as proposed by staff found
in Exhibit A of the ordinance.
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