Chapter 407 Article _____ TND and TOD Proposed Amendments Board of County Commissioners June 25,

Amount of Non-Residential Section (d) c. Allow TNDs in Urban Service Area to have up to 250 sq.ft. of non- residential per dwelling unit c. For TNDs within an urban service area, a maximum of 250 square feet per dwelling unit. Section (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. 2

Residential Density for TODs Table Residential (Dwelling Units per Acre) 1,2 Village Center Minimum10 Maximum24 Maximum in USA48 Transit Supportive Area (outside Village Center) Minimum7 Maximum24 Outside Transit Supportive Area Minimum4 Maximum Maximum allowed under Future Land Use or 24 dwelling units per acre in non- residential 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. 3

Amount of Non-Residential  Section (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

Table Village Center Dimensional Standards Standards Retail Use Non-residential, Mixed Use, or Multi-family Civic Use Other Non-residential, Hotel, Mixed Use, or Multi-family Build-to Line (ft.) Height, min (stories) Height, max (stories) Single Tenant Building footprint, max (sq ft) 50, ,000 40,000 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 (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. 5

Table Transit Supportive Area Dimensional Standards Standards Retail UseNon-residential, Mixed Use, or Multi- Civic Use Other Non-residential, Hotel, Mixed Use, or Multi-family Build-to Line (ft.) Height, min (stories) Height, max (stories) Single Tenant Building footprint, max (sq ft) 50, , ,000 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 (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. 6

Proposed Retail Language Section (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

Examples of Blocks with Large Retail picture 8

Examples picture 9

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 non- residential square footage of a development and toward the 105% allowed outside the TSA. 10

Table Residential Area Dimensional Standards Standards Single-family detached Single-family attached Multi-family and Non- residential Setbacks Front, minimum (ft.)10 5 Front, maximum (ft.) Side, interior (ft)5 N/A 10 Side, street (ft)10 Rear (ft)10 15 Building Standards Maximum lot coverage (%)70 80 Height, maximum (ft) Building footprint, max (sq ft) N/A 65,000 50,000 Single retail tenant size max (sq ft) N/A 25,00050,000* *Retail buildings may be allowed to exceed 50,000 sq.ft. consistent with § above. 11

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 that requires non-residential on the first floor of a structure. 12

Off-Street Parking Section (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. 13

Picture of 25 feet from back of curb 14

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 g 15

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. Off- street 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 16

Roadway Network Design Section (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. 17

Table Bike Lanes 3. 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. 4.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. 5.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. 18

Table 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 19

On Street Parking Section (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 feet. For block faces less than 200 feet, a bulb-out shall be provided at both ends of the block face mid-block. 20

Utility Placement Section (d) Roadway Network Design 6. Utilities a. Underground utilities are to be compressed to minimize right- of-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 21

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, all under Objective 5.3 Scenic Quality 22

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. 23

Mitigation for Tree Canopy Required Plant Materials, Installation, Irrigation, and Maintenance a.All TODs and TNDs shall meet the requirements of § through § 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 (c). Credit shall be given only for tree canopy saved above the minimum required to be preserved per the mitigation requirements of ULDC (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 (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. 24

Mitigation for Tree Canopy d.Developments shall have the right to spend 20% of the mitigation fee per ULDC (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 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 (c). 25

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. 26