059 of 2010 - Amending Section 21A zoning establishing the TSA Zoning District, amending existing sections of Titl 0 10-1
P 10-14
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SALT LAKF CITY ORDINANCE
No. 59 of 2010
(An ordinance amending portions of Title 21A of the Salt Lake City Code
and amending the zoning map to establish the Transit Station Area zoning district)
An ordinance amending section 21A (Zoning) of the Salt Lake City Code pursuant to
Petition No. PLNPCM2010-00096 to establish the TSA Transit Station Area zoning district,
amending existing sections of Title 21A affected by the establishment of the TSA Transit Station
Area zoning district, and amending the zoning map to establish the boundaries thereof.
WHEREAS, the Salt Lake City Planning Commission ("Planning Commission") held a
public hearing on May 26, 2010 to consider a request made by the Planning Commission
(Petition No. PLNPCM2010-00096) to amend Title 21A of the Salt Lake City Code to adopt a
new section 21A.26.078 to establish the Transit Station Area zoning district, to amend existing
sections of Title 21A affected by the establishment of the Transit Station Area zoning district,
and to amend the zoning map to delineate the boundaries thereof; and
WHEREAS, the Planning Commission continued its review of said petition to a June 9,
2010 public meeting to allow Planning Division staff time to make minor revisions to the
proposed amendments; and
WHEREAS, at its June 9, 2010 meeting, the Planning Commission voted to transmit a
positive recommendation to the Salt Lake City Council ("City Council") on said application; and
WHEREAS, after a public hearing on this matter the City Council has determined that
this ordinance is in the City's best interests.
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
SECTION 1. Amending text of Salt Lake City Code section to adopt section 21A.26.078
That section 21A.26.078 of the Salt Lake City Code (Zoning: TSA Transit Station Area District),
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shall be, and hereby is, adopted to contain the text and depictions as set forth in Exhibit "A"
hereto. The Transit Station Area Development Guidelines, incorporated by reference into the
new section 21A.26.078 are provided herewith as Exhibit "B" and shall not be codified, but shall
be kept on file with the Planning Division and made available to the public on the City's web
site.
SECTION 2. Amending text of Salt Lake City Code section 21A.44.040. That section
21A.44.040.0 (Zoning: Off Street Parking and Loading: Transportation Demand Management)
of the Salt Lake City Code shall be, and hereby is, amended to read as follows:
C. Special Minimum And Maximum Parking For Certain Districts: The
regulations of this subsection are intended to reduce traffic volumes, energy
consumption, pollution and encourage multi-modal transit in certain zoning
districts by reducing the minimum number of parking spaces required, and in
some cases, limiting the maximum number of parking spaces allowed. The
districts subject to these special controls are districts where alternative forms of
transportation exist. The districts subject to these special controls shall be subject
to the requirements of section 21A.44.060 of this chapter, only to the extent
specifically established in this subsection.
1. D-1 District:
a. Minimum Parking Required; Nonresidential Uses: The minimum number
of parking spaces required for nonresidential uses shall be as follows:
(1) No parking is required for the first twenty five thousand (25,000)
square feet of floor area.
(2) One space shall be required per one thousand(1,000) square feet of
gross floor area in excess of twenty five thousand (25,000) square feet.
b. Minimum Parking Required; Residential Uses: One-half(1/2) parking
space shall be required for each dwelling unit.
c. Parking Allowed; Nonresidential Uses: The number of parking stalls
provided for any nonresidential use, other than retail sales and service
uses, shall not exceed the amount permitted in the following four(4)phase
schedule:
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(1) Phase One: No parking maximum is specified. Phase one commences
at the adoption date hereof, April 12, 1995, and remains in effect for
two (2) years.
(2) Phase Two: Parking maximum ratio of four(4)parking stalls for each
one thousand(1,000) square feet of gross floor area. Phase two shall
commence at the end of phase one and shall remain in effect for two
(2) years.
(3) Phase Three: Parking maximum ratio of three (3) parking stalls for
each one thousand(1,000) square feet of gross floor area. Phase three
shall commence at the end of phase two and shall remain in effect for
two (2) years.
(4) Phase Four: Parking maximum ratio of two and one-half(21/2)parking
stalls for each one thousand (1,000) square feet of gross floor area.
Phase four shall commence at the end of phase three and shall remain
in effect permanently from that time.
(5) Phasing Process: The process of enacting phases two, three and four
shall include a review and decision process that will involve receiving
a recommendation from the city's contract manager of the downtown
improvement district, a recommendation from the planning
commission and a public hearing before the city council, prior to a
final city council decision to enact the next phase. The decision to
enact a subsequent phase shall include an analysis of alternative modes
of transportation, air quality regulations, land use development, traffic
congestion and specifically, the status of the proposed light rail transit
system. A subsequent phase shall only be enacted with an affirmative
vote by the city council.
d. Maximum Parking Allowed; Retail Sale And Service Uses: The maximum
parking for retail sales and service uses shall not exceed four(4)parking
stalls for each one thousand (1,000) square feet of gross floor area.
Implementation of this maximum parking requirement shall commence
two (2) years from the adoption date hereof, April 12, 1995, and shall
remain in effect permanently from that time.
e. Maximum Parking Allowed; Residential Uses: The maximum parking for
residential uses shall not exceed two (2)parking stalls for each residential
unit.
f. Exemption From Maximum Parking: Exemptions from the maximum
parking requirements in this subsection Cl may be authorized as a
conditional use pursuant to the procedures and standards of chapter
21A.54 of this title. Additionally, the applicant must demonstrate that
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additional parking is necessary to support a specific land use and that
additional on site parking is the most feasible means of supplying the
parking demand.
2. R-MU District:
a. For single-family and two-family residential uses in the R-MU district,
one parking stall shall be required for each unit. For multiple-family
residential uses in the R-MU district, one-half(1/2)parking space shall be
provided for each dwelling unit.
b. Credit for on street parking may be granted, as provided in subsection D of
this section.
3. CN And CB Districts:
a. For residential uses in the CN and CB districts, not less than one parking
space shall be provided for each dwelling unit.
b. Credit for on street parking may be granted, as provided in subsection D of
this section.
4. G-MU, D-3, And D-4 Districts:
a. For residential uses in the G-MU, D-3 and D-4 districts, not less than one
parking space shall be provided for each dwelling unit.
b. For buildings that have ten(10) or more residential units with at least
twenty percent (20%) of the units as either affordable, senior housing, or
assisted living units shall be allowed to have a minimum of one-half(1/2)
of a parking space provided for each dwelling unit.
5. G-MU And D-3 Districts:
a. For nonresidential uses in the G-MU and D-3 districts, no off street
parking shall be required for the first five thousand (5,000) square feet of
floor area. For all uses with more than five thousand (5,000) square feet,
the parking requirement shall be one space per one thousand (1,000)
square feet of gross floor area, including the initial five thousand(5,000)
square feet.
6. D-4 District:
a. For nonresidential uses in the D-4 district, no off street parking shall be
required for the first twenty five thousand (25,000) square feet of floor
area. For all uses with more than twenty five thousand (25,000) square
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feet, the parking requirement shall be one space per one thousand (1,000)
square feet of gross floor area, which shall not include the initial twenty
five thousand (25,000) square feet.
7. TC-75 District:
a. For nonresidential uses in the TC-75 district, no off street parking shall be
required for the first five thousand (5,000) square feet of floor area. For all
nonresidential uses with more than five thousand (5,000) square feet, the
parking requirement shall be one space per one thousand (1,000) square
feet of gross floor area, including the initial five thousand (5,000) square
feet.
b. All residential parking requirements listed in table 21A.44.060F of this
chapter are reduced by fifty percent (50%) within the TC-75 zoning
district.
8. TSA District
a. There are no minimum off-street parking requirements in the Core Area as
identified in section 21A.26.078.
b. The minimum off-street parking requirement in a Transition Area as identified in
section 21A.26.078 shall be equal to 50% of the requirement in section
21A.44.060.
c. The maximum off-street parking allowed shall be as follows:
i. Residential Uses: one stall per dwelling unit in the Core Area and 1.5 stalls
per dwelling unit in the Transition Area.
ii. All other uses: 3 stalls for every 1,000 square feet of net floor space in the
Core and Transition Area.
iii. Mixed use Developments: the maximum off-street parking requirements for
mixed use developments shall be calculated based on the above ratio for each
different type of use that may occupy the building.
SECTION 3. Amending text of Salt Lake City Code section 21A.46.095. That section
21A.46.095 (Zoning: Sign Regulations for Transit Corridor Districts) of the Salt Lake City Code
shall be, and hereby is, amended to read as follows:
21A.46.095: SIGN REGULATIONS FOR TRANSIT CORRIDOR AND
TRANSIT STATION AREA DISTRICTS:
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The following regulations shall apply to signs permitted in transit corridor and
transit station districts. Any sign not expressly permitted by these district
regulations is prohibited.
A. Sign Regulations For The TC-75 Transit Corridor District and TSA Transit
Station Area District:
1. Purpose: Sign regulations for the TC-75 and TSA districts are intended to
provide for appropriate signage oriented primarily to pedestrian and mass
transit traffic.
2. Applicability: Regulations in subsection A3 of this section shall apply to
all lots within the TC-75 and TSA districts.
3. Sign Type, Size And Height Standards:
STANDARDS FOR THE TRANSIT CORRIDOR DISTRICT (TC-75) AND TRANSIT
STATION AREA
Number Of
Maximum Signs Limit On
Maximum Height Of Permitted Combined
Types Of Signs Area Per Sign Freestanding Minimum Per Sign Number
Permitted Face Signs' Setback2 Type Of Signs'
Awning/canopy 1 square foot See note 1 May extend 6 1 per street None
signs per linear foot feet from face frontage
of storefront of building,
(sign area but no more
only) than 2 feet
from back of
curb'
Construction 64 square feet 12 feet 5 feet or on 2 per building None
sign construction
fence
Flat sign 1.5 square feet See note 1 n/a 1 per building None
(general per linear foot face
building of building .
orientation) faces
Flat sign 1.5 square feet See note 1 n/a 1 per None
(storefront per linear foot business or
orientation)4 of store storefront
frontages
•
Marquee sign Subject only to 1 per None
subsection storefront
21A.46.0700
of this chapter
Monument sign 100 square 12 feet None 1 per street
feet frontage
Nameplate, 3 square feet 8 feet n/a 1 per building None
identifying
building name
New 80 square feet 12 feet 5 feet 1 per None
development development
sign
Political sign 32 square feet 8 feet 5 feet No limit None
Private 8 square feet 4 feet 5 feet No limit None
directional sign
Projecting 4 square feet See note 1. May extend 4 1 per None
business per side; 8 Sign face feet from the business
storefront sign square feet limited to 2 face of the entry to the
total feet in height building,but street
no more than 2
feet from back
of curb6
Proj ecting 4 square feet See note 1. May extend 4 1 per None
parking entry per side; 8 Sign face feet from the driveway or
sign square feet limited to 2 face of the parking lot
total feet in height building, but entry
no more than 2
feet from back
of curb6
Public safety 8 square feet 6 feet 5 feet No limit None
sign
Real estate sign 64 square feet 12 feet 5 feet 1 per building None
Window sign 25% of total See note 1 n/a No limit None r
frontage
window area
per use
Notes:
1. For height limits on building signs, see subsection 21A.46.070J of this Chapter.
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2. Not applicable to temporary signs mounted as flat signs.
3. The total number of signs permitted from the sign types combined.
4. Storefront flat signs limited to locations on the lower 2 floors.
5. A single tenant building may combine the square footage total of both the storefront
orientation and the general building orientation flat signs to construct 1 larger sign.
6. Public property lease and insurance required for projection over property line.
SECTION 4. Amending the Zoning Map. The Salt Lake City zoning map, as adopted
by the Salt Lake City Code, relating to the fixing of boundaries and zoning districts, shall be and
hereby is amended to reflect that all property so designated on Exhibit "C"hereto shall be and
hereby is re-zoned to TSA Transit Station Area District.
SECTION 5. Effective Date. This ordinance shall become effective on the date of its
first publication.
Passed by the City Council of Salt Lake City, Utah, this 10th day of August
2010.
AIRPER N
A ST AND COUNTERSIGN:
ORDE
Transmitted to Mayor on 8-11-2010
Mayor's Action: X Approved. Vetoed.
4 /5/
avy MA' OR
CITY(SEAL)
s � APPROVED AS TO FORM
fi�T 1'\$ Salt Lake City Attorney's Office
� �u ''y + Date: 0
n i �
By:
8 ul C.Nie , enior City Attorney
a+�
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Bill No. 59 of 2010.
Published:8-11-2010 .
HB_ATTY-#l 3359-v2-Ordinance_Adopting_TSA_Zoning_District.DOC
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Exhibit A
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21A.26.078 TSA Transit Station Area District:
A. Purpose Statement: The purpose of the TSA Transit Station Area district is to provide an
environment for efficient and attractive transit and pedestrian oriented commercial, residential and
mixed-use development around transit stations. Redevelopment, infill development and increased
development on underutilized parcels should include uses that allow them to function as part of a
walkable, mixed-use district. Existing uses that are complementary to the district, and economically and
physically viable, should be integrated into the form and function of a compact, mixed-use pedestrian
oriented neighborhood. Each transit station is categorized into a station type. These typologies are used
to establish appropriate zoning regulations for similar station areas. Each station area will typically have
two subsections: the Core Area and the Transition Area. Due to the nature of the area around specific
stations,the restrictions of Overlay Zoning Districts, and the neighborhood vision, not all station areas
are required to have a Core Area and a Transition Area.
1. Core Area: The purpose of the Core Area is to provide areas for comparatively intense land
development with a mix of land uses incorporating the principles of sustainable, transit-oriented
development and to enhance the area closest to a transit station as a lively, people-oriented place.
The Core Area is generally within a IA mile walk of a transit station platform. The Core Area
may mix ground floor retail, office, commercial and residential space in order to activate the
public realm. Buildings in this area should have minimal setbacks to encourage active outdoor
use adjacent to the sidewalk, such as outdoor dining and patios that reflect the desired character
of the area. Building facades should be varied and articulated, include storefronts adjacent to the
street, windows on the street level, and have clearly defined entrances to provide visual interest
to pedestrians. Buildings should be a minimum of two or three stories in height, depending on
location, in order to define the street edge. Arcades, bays, and balconies are encouraged. The
configuration of buildings must balance the needs of all modes of circulation with the safety and
comfort of pedestrians and bicyclists. A vertical mix of uses, with office and residential above
ground floor commercial uses is encouraged. A minimum of 30 dwelling units per acre is
encouraged within the Core.
2. Transition Area: The purpose of the Transition Area is to provide areas for a moderate level of
land development intensity that incorporates the principles of sustainable transit oriented
development. The Transition Area is intended to provide an important support base to the Core
Area and transit ridership as well as buffer surrounding neighborhoods from the intensity of the
Core Area. These areas reinforce the viability of the Core Area and provide opportunities for a
range of housing types at different densities. Transition Areas are generally located within a 1/2
mile from the station platform,but may vary based on the character of the area. Transition Areas
typically serve the surrounding neighborhood; include a broad range of building forms that house
a mix of compatible land uses. The minimum desired density is 10 dwelling units per acre.
Commercial uses may include office, retail, restaurant and other commercial land uses that are
necessary to create mixed use neighborhoods. Commercial uses can be clustered around
intersections and along block faces to create neighborhood nodes.
B. Station Area Types: A station area typology is the use of characteristics, such as building types,
mix of land use, transit service and street network to create generalizations about an area that can be
used to define a common vision for development of a transit station area. Each typology recognizes the
important difference among places and destinations and takes into account the local context of a station
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and its surroundings. Each station area typically will include a core area, where the most intense
development will occur, and a transition area, which is intended to create a buffer area between the core
and those areas with generally lower intensities and densities. Prior to classifying a transit station into a
specific type, a station area plan must be adopted by the City Council prior to applying this zoning
district to a geographic area. Only those stations that have an adopted station area plan will be
classified.
1. Urban Center Station: An Urban Center Station contains the highest relative intensity level
and mix of uses. The type of station area is meant to support Downtown Salt Lake and not
compete with it in terms of building scale and use. The intensity level of the area is characterized
by a 24-hour population, active streetscapes, defined street walls and the presence of multiple
types of public transit or as a node where several rail transit lines converge. Development
generally occurs on vacant parcels or through redevelopment of underutilized parcels. The
station area has a compact, dense, inter-connected and walkable development pattern. Large
scale development occurs closer to the station platforms; and is scaled back as it gets closer to
less intense areas. Building forms vary,but are typically oriented to the pedestrian, are multiple
stories in height, and contain a horizontal and vertical mix of land uses. Buildings up to 10
stories in height are allowed in the core, while buildings in the transition zone are approximately
half that size. The station area contains a number of regional attractions, such as destination
retail, employment, dining and entertainment and a high level of pedestrian activity. A variety
of dense housing options exist. Development includes civic amenities, such as public gathering
places. Uses that help implement the vision for the station and that area commonly found in an
intense urban area are appropriate. The following stations are considered an Urban Center type
of station: North Temple Viaduct Transfer Station.
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2. Urban Neighborhood Station: An evolving and flexible development pattern defines an Urban
Neighborhood Station Area. Development generally happens as infill on vacant parcels or
redevelopment of underutilized parcels. These stations evolve in established residential areas
where initial changes may add density and intensity in compact building forms that blend in with
the residential character of the area. Urban Neighborhoods consist of multi-level buildings that
are generally lower scale than what is found in the Urban Center Station Area. The desired mix
of uses would include ground floor commercial or office uses with the intent of creating a lively,
active, and safe streetscape. A mix of building types are possible, ranging from single use
structures to mixed-use buildings. Residential uses are generally located above the first floor,
although they can be located on the ground floor in certain situations. The highest residential
densities and most intense land uses are generally located closest to the station platform. Urban
Neighborhoods are served by at least two forms of transit, including light rail and bus service.
The uses serve the surrounding neighborhood with nearby destinations and have the potential to
attract people from other neighborhoods.
In some Urban Neighborhood Station Areas, a linear development pattern along commercial
streets that intersect the transit corridor defines a neighborhood main street. Neighborhood main
streets are approximately two blocks long, with two-four story buildings located close to the
sidewalk. The ground floors of buildings are typically occupied by active uses, such as retail or
restaurants.
The following stations are considered to be Urban Neighborhood Stations: 800 West light rail
station.
MOTOR 800 West Station Area
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3. Mixed-Use Employment Center Station: A Mixed-Use Employment Station is an area with a
high concentration of jobs that attract people from the entire region. These areas generally start
with a campus style development pattern and are dominated by a single type of use that generally
employs a high number of people. Buildings are often large scale in nature and may have large
footprints. New development occurs on vacant parcels. Redevelopment occurs on surface
parking lots, underutilized land, or as additions to existing buildings as businesses expand. The
primary mode of circulation is by automobile, but the area is served by at least two types of mass
transit which provides alternative modes of transportation for employees. Land uses that support
the employment centers such as retail sales and service and restaurants are located throughout the
station area and should occupy ground floor space in multi-story buildings oriented to the
pedestrian and transit user. A mix of housing types and sizes are appropriate to provide
employees with the choice to live close to where they work. Building types should trend toward
more flexible building types over time. The area is likely to have large blocks and lacks a
consistent street network. Connectivity for all modes of travel is important due to the limited
street network. The following stations are considered to be Mixed-Use Employment Center
Stations: 1950 West, 2200 West, and the Cornell light rail stations.
_ =1950/2200 West Station Area _ 1 , Cornell Station Area
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4. Special Purpose Station: The Special Purpose Station is typically centered on a specific land
use or large scale regional activity. These areas are generally served by a mix of transit options,
usually light rail or bus. New development is limited due to the nature of the primary function of
the area,but redevelopment of underutilized parcels is likely to occur. Land uses such as
restaurants and retail support the dominant land use and attract people to the area. A mix of
housing types and sizes are appropriate in certain situations. Future development should be
aimed at increasing the overall intensity and frequency of use in the station area by adding a mix
of uses that can be arranged and designed to be compatible with the primary use. The following
stations are considered to be Special Purpose Stations: Fairpark light rail station.
Fairpark Station Area
MOTOR
STATE FAIRPARK
r k,,ort Tem•le Boulevard
Legend
TSA District
! t
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Core Area
Transition Area
C. Review Process: The intent of the review process is to make the process for desirable development
easy to realize in a relatively quick timeframe. The review process focuses on building forms and their
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relationship to adjacent buildings,the public street,transit and other public spaces. The review process
for all new development and redevelopment within the Transit Station Area Zoning District is based on
the Development Score which is generated by the Transit Station Area Development Guidelines.
1. Pre-submittal Conference: All applicants for development within the Transit Station Area
Zoning District are required to attend a pre-submittal conference with the Planning Division.
The purpose of the pre-submittal conference is to notify the applicant of the goals of the Station
Area Plans, the standards in this section, and the review and approval process.
2. Development Review Application: After a pre-submittal conference, the developer can submit
a Development Review Application. This application and all submittal requirements will be used
to determine the development score. The application shall include a score sheet on which the
development guidelines and their assigned values are indicated and two checklists: one for the
applicants use and one for the Planning Division's use.
3. Application Review: Table 21A.26.078 C summarizes the application review process. All
applications shall be processed as follows.
a. Tier 1 Planning Commission Review: If a project is assigned a score less than 50
points, the project can only be approved by the Planning Commission through the
Conditional Building and Site Design Review process in Chapter 21A.59. Once the
applicant receives written notice of their score, they will be given 30 days to notify the
Planning Division of their intention to proceed with the project through the Conditional
Building and Site Design Review process or make necessary plan adjustments to increase
their development score to the minimum level in order to go through an Administrative
Hearing process.
b. Tier 2 Administrative Hearing: A project that has a development score between 50 and
99 points is eligible for an Administrative Hearing. Any project being reviewed at an
Administrative Hearing shall be reviewed using the standards found in 21A.59.060
Standards for Design Review.
1. Notice and Posting Requirements: Notice of the Administrative Hearing shall
be done in accordance with Section 21A.10.020C. Conditional Building and Site
Design Review.
2. Administrative Hearing: After consideration of the information received from
the applicant and any other interested party, the Planning Director, or designee
may approve, approve with conditions, deny or refer the matter to the Planning
Commission.
3. Appeals of Administrative Hearing Decision: Any person aggrieved by the
decision made by the Planning Director or designee at an Administrative Hearing
may appeal the decision to the Salt Lake City Planning Commission by filing
notice of appeal within ten days after the Record of Decision is published. The
notice shall state the reason(s) for the appeal. Reason(s) for the appeal shall be
based upon procedural error, the development score of the project or the criteria
set forth in Section 21A.59060 Standards for Design Review.
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c. Tier 3 Administrative Review: The Planning Director has the authority to approve a
project scoring 100 points or more without holding a public hearing. The project shall be
allowed to go through the standard building permit process. A public hearing is not
required because the project incorporates adequate design guidelines or development
incentives to be deemed compliant with the vision for the station area.
Table 21A.26.078 C Application Review
Development Review Process
Score
0-49 Planning Commission
Conditional Building
and Site Design Review
Process
50-99 points Administrative Hearing
Process
100 or more Administrative Review
points
D. Development Score: The purpose of the development score is to allow flexibility for designers
while implementing the City's vision of the applicable station area plans and the purpose of this zoning
district. The development score measures the level of compatibility between a proposed project and the
Station Area Plan. A Station Area Plan is a development, land use, urban design and placemaking policy
document for the area around a specific transit station. The development score is based on the design
guidelines and development incentives in the "Transit Station Area Development Guidelines"book,
herby adopted by reference. The "Transit Station Area Development Guidelines shall be amended
following the adopted procedures for zoning text amendments in Section 21A.50 Amendments. Each
design guideline is assigned a value.
1. Formulating the score: The development score is formulated by calculating all of the
development guideline values for a particular project. Each design guideline and incentive is
given a value based on its importance. Some guidelines are considered more important and carry
a higher value than others. The Planning Director shall evaluate each project in the Transit
Station Area zone and assign a development score. The development standards in Section
21A.26.078.F and the design standards in Section 21A.26.078 H shall be complied with by all
projects and are not calculated in the development score.
2. Using the score: Every development is required to meet a minimum development score. The
minimum score represents a percentage of the total points possible.
3. Project Review: A development score shall be assigned to all projects within the Transit
Station Area zoning district after a complete Development Review Application is submitted.
The Planning Director shall provide, in writing, a copy of the review checklist and explanation of
the outcome of the score to the applicant within 30 days of submitting a complete application.
4. Appeals: An Applicant may appeal the development score to the Planning Commission. In
hearing the appeal, the Planning Commission shall hold a public hearing in accordance with
section 21A.10.030. In deciding the appeal, the Planning Commission shall base its decision on
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its interpretation of the design guidelines, the development score and whether the project
complies with the goals of the applicable station area plans and the purposes of the TSA zoning
district.
E. Certificate of Occupancy: Prior to issuing a certificate of occupancy, a project shall be inspected
by the City to determine if the project substantially complies with the Development Score and, if
applicable, any conditions of approval required by the Planning Commission, Administrative Hearing
Officer or Planning Director. If the project does not receive final approval at the inspection, the project
must be brought into compliance with the Development Score and, if applicable, any conditions of
approval required by the Planning Commission, Administrative Hearing Officer or Planning Director.
F. Prohibited Uses: The intent of this section is to identify those land uses that are not compatible with
transit-oriented development due to the nature of the use, the land requirements of the use, or the
potential impacts of the use. Uses listed in Table 21A.26.078 E and that have an"X' in a box next to the
specific land use, indicates it is prohibited. Any use not listed, but is substantially similar to a use listed,
shall be prohibited. All other uses are permitted.
Table 21A.26.078. E Prohibited Uses
Use Urban Center Urban Mixed-use Special
Neighborhood Employment Center Purpose
Core Transition Core Transition Core Transition Core Transition
Ambulance services,dispatching,staging and
maintenance X X X X X X X X
Animal Pound X X X X X X X X
Auto,truck,and RV Repair,Sales and/or X X X X X X X X
Service(minor or major)
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Auto salvage and recycling X X X X X X X X
Bus yards and repair facilities X X X X X X X X
Car washes X X X X X X
Cemeteries,any type X X X X X X X X
Chemical Manufacturing X X X X X X X X
Commercial parking lots not located in a X X X X X X
parking structure
Community Correction facilities,any size X X X X X X X X
Concrete manufacturing X X X X X X X X
Contractors yard X X X X X X X X
Electric Generation facility;excluding solar,
wind,or other similar renewable energy X X X X X X X X
generation
Detached single family dwelling X X X X
Drive-through windows and service X X X X X X X X
Heavy Equipment rental,repair and sales X X X X X X X
Explosive Manufacturing X X X X X X X X
Extractive industries X X X X X X X X
Flammable liquids or gases,heating fuel X X X X X X X X
distribution
Gas Stations X X X X X
Heavy Industrial X X X X X X X X
Heavy Manufacturing X X X X X X X X
Homeless Shelters X X X X X X X X
Impound Lot X X X X X X X X
Incinerators,for any purpose X X X X X X X X
Jails X X X X X X X X
Kennel X X X X X X X X
Landfills,any type X X X X X X X X
Manufactured/mobile home sales and service X X X X X X X X
Mini Storage facilities X X X X
Outdoor storage including storage or staging
of fleet vehicles associated with a business,
but not intended to include outdoor retail sales X X X X X X X X
areas or outdoor storage as an accessory and
incidental use to a principal use.
Pawnshops X X X X X X X X
Railroad Freight Terminal Facility X X X X X X X X
Recycling processing center X X X X X X X X
Rock,sand and gravel storage and distribution X X X X X X X X
Sewage Treatment facility X X X X X X X X
Sexually oriented business X X X X X X X X
Solid waste transfer station X X X X X X X X
Stable,public or private X X X X X X X X
Truck Stops X X X X X X X X
Truck freight terminal X X X X X X X X
Warehouse as a primary use X X X X X X
Wholesale distributors X X X X X X X
1. Existing Uses and Buildings: A use located within a station area legally existing at the time
that this zoning district was adopted ,but listed as a prohibited use in 21A.26.078.0 Prohibited
Uses, shall be considered a legal non-conforming use. A structure legally existing at the time
this ordinance was adopted, but not conforming to the standards in this chapter, shall be
considered a legal non-complying structure. Any legal nonconforming use or legal non-
complying structure is subject to Chapter 21A.38.
G. Development Standards:
9
Intent: The purpose of the following development standards is to promote an intense and efficient use
of land at increased densities in the station areas. The development standards are intended to create a
safe and pleasant environment near transit stations by encouraging an intensive area of mixed use
development and activities,pedestrian amenities and by limiting conflicts between vehicles and
pedestrians. Development standards are intended to create a reasonably continuous building edge that
defines the exterior spatial enclosure of the street or open space and protect adjacent low density
residential zoning districts. With some exceptions, buildings line a street at or near the public right-of-
way to the greatest extent possible.
Application: The dimensional requirements in Table 21A.26.078.D apply to all new buildings and
developments as well as additions to existing buildings. The following development standards apply to
the Core and Transition Areas of all station types:
1. Building Height: Height limits are intended to control the overall scale of buildings, the
compatibility with adjacent development, and the composition of the urban form of the block.
Minimum building heights in the Core Area relate to the width of the street, with a minimum
ratio of one (1) foot of building height for every three (3) feet of street width. Building height is
measured from the finished grade to the highest point of the building. The following exceptions
apply:
a. The minimum building height applies to all structures that are adjacent to a public or
private street.
b. Elevator shafts, parapet walls, and other projections are permitted subject to section
21A.36.020C Height Exception.
c. Projects that achieve a Development Score that qualifies for administrative review are
eligible for an increase in height. The increase shall be limited to one story of
inhabitable space. The height of the additional story shall be equal to or less than the
average height of the other stories in the building.
2. Setbacks: Required building setbacks promote streetscapes that are consistent with the desired
character of the street and various station typologies and its core and transition areas. Building
setbacks create a safe environment that is inviting to pedestrians and transit users and maintain
light, air and potential privacy for adjacent residential uses.
a. Front Yard Setback: All portions of a front yard not occupied by building,
driveways, walkways or other similar feature must be completely landscaped or
include an active outdoor use such as outdoor dining with the space not dedicated to
active outdoor use completely landscaped.
Walls up to three feet in height, patios and other similar elements intended to activate
the sidewalk can be located to the property line.
10
b. North Temple
Boulevard: The front
yard setback along North
Temple Boulevard shall
be 15 feet for a minimum
of 50% of the width of the
street facing facade. Up �..�.............. �. 15 foot setback 4 „k....M..�... 1 ....
to 50% of a street facing $ "�
façade may encroach up
to the front property line. of burkiriv facade at
In this case, the area not the front property line
occupied by the building
footprint must be
landscaped or include
active outdoor use, such as outdoor dining, plazas, courtyards or other similar useable
public space or use. Setbacks over 15 feet are not allowed.
c. Side yard Setback:
1. Drive aisles are allowed in the side yard setback. In the transition subarea,
parking is allowed in the side yard subject to section 21A.26.078 J.
2. Side yard setback when adjacent to a single family or two family zoning
district:
a. A minimum of 25 feet in the Core area.
b. 15 feet in the Transition area.
3. Side yard setback when adjacent to other uses or districts: No minimum side
yard required.
d. Rear yard Setback:
1. Core Area: if a structure is
located adjacent to a single
family or two family
residential zoning district, the 9A
rear setback shall be equal to
the height of the building on
the subject property in the
Transit Station Area District.
Buildings may be stepped so
taller portions of a building are
further away from the rear
property line. The horizontal measurement of the step shall be equal to the
vertical measurement of the taller portion of the building. When a public alley is
11
between the two properties,the width of the alley may be counted towards the
setback.
2. Transition Area: A minimum of 25 feet.
e. Special Setback provisions for properties adjacent to Jordan River: For
properties that are adjacent to the Jordan River, the building setback from the Jordan
River shall be 50 feet, measured from the Annual High Water Line as defined in
Section 21A.34.130. For buildings over 50 feet in height, the setback shall increase
one foot for every foot in height over 50 feet up to a maximum of 75 feet. Portions of
buildings over 50 feet in height may be stepped back to comply with this standard.
3. Minimum Lot Area:
a. The minimum lot area applies to all new subdivisions of land.
b. Any legally existing lot may be developed without having to comply with the
minimum lot size requirements.
Table 21A.26.078 D Dimensional Requirements
Min. Max. Min. Max Min Min Minimum Minimu
Height- Height- Front Front Side Rear Lot m Lot
feet2 feet Yard Yard yard' yard' Coverage Size
for (square
Structures feet)
Urban Center Core 30 903 0 15 0 0 70% 5,000
Transition 25 60 0 15 0 0 50% 1,500
Urban
Neighborhood Core 25 75 0 10 0 0 70% 5,000
Transition 0 50 0 10 0 0 50% 1,000
Mixed-Use Core 25 75 0 15 0 0 60% 5,000
Employment
Station Transition 0 60 0 15 0 0 50% 1,500
Special Purpose Core 25 75 0 25 0 0 60% 10,000
Transition 0 60 0 25 0 0 50% 1,500
N
Notes:
1. Reference 21A.26.078.F.2 for specific standards.
2. Minimum building heights apply to those properties with frontage on the street where
fixed rail transit is located.
3. Buildings with a roof that has at least 2 sloping planes may be allowed up to 105 feet.
The additional height may include inhabitable space.
4. Minimum Lot Coverage: The intent of the minimum lot coverage is to ensure compact
development.
5. Open Space: In order to provide space for passive and active recreation,public and private use,
offset storm drainage due to non-permeable surfaces and as an amenity to individual
12
developments and their residents, employees and customers, open space is required for all new
developments.
a. Core Area:
1. within the core area, open space may include landscaped yards, patios,public
plazas, pocket
parks, '
courtyards,
rooftop and
terrace gardens itoetesswaemar,,,tHr,
and other ,,,M
IN
similar types of
open space
amenity. t y exdeft and terraces
2. A minimum of
10% of the land i t
area up to 5,000
square feet.
b. Transition Area:
1. Within the
transition area,
open space may
include landscaped yards, patios,public plazas, pocket parks, courtyards, rooftop
gardens and terraces, community gardens and other similar types of amenities.
2. The minimum open space requirement is 10% of the land area up to 2,500 square
feet.
c. Access to Open Space: All required open space shall be accessible to the users of
the building(s).
6. Circulation and Connectivity: Development within the station area shall be easily accessible
from public spaces and provide safe and efficient options for all modes of travel. Circulation
networks, whether public or private, require adequate street, pedestrian and bicycle connections
to provide access to development. The internal circulation network shall be easily recognizable,
formalized and interconnected.
a. All parking lots shall comply with the standards in section 21A.44.020 General Off
Street Parking Requirements.
H. Residential Densities:
1. Core Area: No maximum.
2. Transition Area: No maximum.
I. Accessory Structures: No accessory structure shall be located in a required front yard or between
the primary building and a property line adjacent to a public street.
J. Design Standards:
Purpose: Design standards create the fundamental characteristics of a transit oriented district and the
basic design elements required for a successful transit station area. Design standards are intended to
provide a safe and interesting walkable environment by connecting ground floor uses adjacent to the
sidewalk areas, by encouraging the continuity of retail and service uses, providing surveillance
13
opportunities on the street and public open spaces and framing the street by bringing portions of
buildings up to the sidewalk. All buildings shall be designed for the context and character of the project
and how they interact visually, functionally, and socially with the context of the public environment.
Application: The following design standards apply to all projects within the Core and Transition Areas
of all station area types:
1. Building Walls Adjacent to a Street: Street-facing building facades
shall provide architectural variety and scale. Changes in plane, color,
texture, materials, scale of materials,patterns, art, or other architectural lj Too
detailing are acceptable methods to create variety and scale. Building
walls parallel to a public street and greater than 30 feet in length shall be
broken up by architectural features such as bay windows, recessed
entrances or windows,balconies, cornices, columns, or other similar architectural features. The
architectural feature may be either recessed or project a minimum of 12 inches.
2. Ground Floor Building Materials: Other than ground windows and doors, 80% of the
remaining ground floor wall area shall be clad in durable materials. Durable materials include
brick, masonry, textured or patterned concrete and/or cut stone. Other materials may be used as
accent or trim provided they cover 20% of less of the ground floor adjacent to a street.
3. Ground Floor Glass and Transparency: All street-facing elevations of a development shall be
designed so that the first floor street-facing facade has at least 60% clear glass between three and
eight feet above grade to allow pedestrians to view activities inside the building or lighted
display windowed. There must be visual clearance behind the glass for a minimum of two feet
(2'). Three dimensional display windows at least two feet deep are permitted and may be counted
toward the sixty percent(60%) glass requirement. Ground floor windows of commercial uses
shall be kept clear at night, free from any window covering, with internal illumination. When
ground floor glass conflicts with the internal function of the building, other means shall be used
to activate the sidewalk, such as display windows, public art, architectural ornamentation or
detailing or other similar treatment. The first floor elevation facing a street of all new buildings,
or buildings in which the property owner is modifying the size of windows on the front facade,
shall not have less than sixty percent (60%) glass surfaces. The reflectivity in glass shall be
limited to eighteen percent(18%) as defined by ASTA standards. The Planning Director may
approve a modification to this requirement if the Planning Director finds:
a. The requirement would negatively affect the historic character of the building, or
b. The requirement would negatively affect the structural stability of the building.
c. The ground level of the building is occupied by residential uses, in which case the 60
percent (60%) glass requirement may be reduced to 40 percent (40%).
Any appeal of an administrative decision made pursuant to this subsection may be made to the
Planning Commission.
4. Building Entrances: The intent of regulating building entrances is to promote security on the
street and public spaces by providing frequent points of access and sources of activity.
14
Functional entrances to non-residential uses should be located at an average of 75 feet or less
from on another. At least one operable building entrance per elevation facing a public street
shall be provided. Each ground floor leasable space is required to have an operable entrance
facing the street and a walkway to the sidewalk. If a plaza or open space is provided as part of
the development, a minimum of one entrance opening onto the plaza or open space shall be
provided. This entrance shall be counted towards the spacing of functional entrances identified
in this section and may count as the primary entrance to the building.
5. Ground Floor Residential Uses: The interior floor elevation of ground-floor residential units in
the Core Area shall be a minimum of two feet and a maximum of five feet above grade.
Dwelling units located on the ground floor and facing a public or private street shall have a
minimum of one primary entrance facing the street in the Core Area. The facades of all
buildings in the Core and Transition Areas with ground floor residential uses shall feature
elements that signal habitation such as windows, entrances, stairs, porches, bay windows, and
balconies that are visible from the public street. Attached single family dwellings, townhomes,
row houses, entrances that open onto a courtyard facing a public street, and other similar housing
types shall have a primary entrance facing the street for each unit.
6. Parking Structures: The intent of regulating parking structures is to minimize the visual
impact of the structure and the cars parking within it, and to reduce their impact on the ground
floors adjacent to public sidewalks and streets. Parking structures are permitted within the Core
and Transition Areas provided:
a. The ground floor of parking structures adjacent to a public street shall include an
active use other than parking such as office, retail, residential leasing office,
restaurant, etc. Parking is permitted behind the ground floor uses. If the ground
floor does not include active use, than the structure must be set back behind a
building or be a minimum of 60 feet from a property line adjacent to a public street
or sidewalk.
b. The levels of parking above the first level facing the front or corner side lot line shall
have horizontal floors and/or facades and not sloped.
c. The levels of parking above the second level shall be designed to effectively screen
the vehicles so they are not readily visible from an adjacent street.
d. Below-grade parking structures for structures with ground floor residential uses may
extend a maximum of five feet above the existing grade provided the above grade
portion is screened with vegetation or architectural feature(s).
7. Mechanical Equipment: All roof mounted mechanical and electrical equipment,
communication antennas or dishes shall be enclosed, screened, organized designed and located to
be out of view from streets and public spaces. The parapet or enclosure shall be equal to or
greater than the height of the equipment to be screened to reduce equipment noise and odors, and
other impacts onto adjacent uses and maintain the integrity of overall architectural character and
scale of the building. Mechanical equipment may be located on the ground provided it is behind
the building, screened and not located in a required rear yard or side yard setback. Utility boxes
are subject to section 21A.40.160 Ground Mounted Utility Boxes.
15
8. Service Areas: Service areas, loading docks, refuse containers and similar areas shall be fully
screened from public view. All screening enclosures viewable from the street shall be either
incorporated into the building architecture or shall incorporate building materials and detailing
compatible with the building being served. All screening devices shall be a minimum of one
foot higher than the object being screened. Dumpsters must be a located a minimum of 25 feet
from a single or two family residential zoning district.
K. Multiple Buildings on a single parcel: Multiple principal buildings on a single parcel are
permitted provided each principal building meets the requirements of this Chapter and each principal
building obtained a separate development score. New principal buildings can be located towards the
rear of a parcel provided there is an existing or additional new principal building that complies with the
front yard building setbacks. If one principal building receives a development score lower than other
principal buildings on the site, the project shall be processed based on the lowest development score
obtained.
L. Parking: The purpose of this section is to provide locations for off-street parking. All off-street
surface parking lots should be located so that they are compatible with pedestrian-oriented streets. New
uses and development or redevelopment within this district shall comply with the requirements of this
section.
1. Surface parking lots and structures on corner properties: On corner properties, surface
parking lots and structures shall be located behind principal buildings or at least sixty(60) feet
from a front and corner side lot lines.
2. Surface parking in the Core Area: Surface parking lots in the
Core area are required to be located behind the principal building
or to the side of a principal building. When located to the side of
a building, the parking lot shall be:
a. Set back a minimum of 30 feet from a property line
adjacent to a public street. The space between the
parking lot and the property line adjacent to a public
street shall be landscaped or activated with outdoor dining, plazas or similar feature.
b. Screened with a landscaped hedge or wall that is at least 36 inches above grade and
no taller than 42 inches above grade. Landscaping berms are not permitted.
c. The parking lot shall be no wider than what is required for one row of parking and
drive aisle as indicated in Table 21A.44.020.
3. Surface Parking in the Transition Area: Surface parking lots in the Transition Area are
required to be located behind the principal building or to the side of a principal building. When
located to the side of a principal building, the parking lot shall be:
a. Set back so that no portion of the parking area other
than the driveway is closer to the street than the front
wall setback of the building. In cases where the front
wall of the building is located within five (5) feet of a
property line adjacent to a street, the parking lot shall
be setback a minimum of 8 feet. The space between the
16
1
parking lot and the property line adjacent to a street shall be landscaped or activated
with outdoor dining, plazas or similar feature.
b. Screened with a landscaped hedge or wall that is at least 36 inches above grade and
no taller than 42 inches above grade. Landscaping berms are not permitted.
4. Walkways Through Parking Lots: Parking lots with more than 15 stalls shall provide a
pedestrian walkway through the parking lot to the primary building entrance or a sidewalk
providing access to a primary building entrance. One walkway must be provided for every three
drive aisles. Walkways shall be curb separated from the parking areas and a minimum of five
feet wide. Vehicles shall not overhang the walkway. Parking lot landscaping requirements in
21A.48 shall be included on the side of the walkway. Where the walkway crosses a drive aisle, a
cross walk that is clearly identified by a change in color, material, or similar technique shall be
used.
5. Other Applicable Standards: All other standards in section 21 A.44Off-Street Parking and
Loading shall apply.
M. Conflicting Regulations: In cases where the regulations of this section conflict with another
section of this Zoning Ordinance, this Chapter shall take precedence except in situations where the
conflict is related to the use of the property, in which case the more restrictive regulation takes
precedence. In station areas within an Overlay District, the Overlay District shall take precedence.
N. Developments over five (5) acres:
Intent: Large-scale developments have the potential to function as a self-contained mixed-use
neighborhood and could have both positive and negative impacts on nearby properties. All
developments over five (5) acres in size shall be designed and planned to include a series of blocks and a
network of public or private streets that connects to the existing public streets in the area and to adjacent
development and neighborhoods. Buildings should be oriented to this street network. Regulating block
size is necessary to provide development sites that are oriented to the pedestrian while accommodating
other modes of transportation. A street network is required to ensure adequate circulation for
pedestrians,bicycles, automobiles and service vehicles through the site, to adjacent sites and the public
streets.
Application: These standards are in addition to all other applicable standards. In situations where the
standards in this section conflicts with a standard in another section, the standard in this section shall
take precedence. A separate development score is required for each new principal building in a
development over five (5) acres. A development over 5 acres shall be subject to the applicable review
process based on the lowest development score assigned to an individual building in the development.
1. Block Layout: The intent of regulating block size and dimension is to create a development
pattern where all principal buildings have their primary façades facing a street, whether public or
private. All developments over five (5) acres in size shall be designed to include a series of
blocks based on the standards below:
17
1
a. The maximum perimeter dimension of any block shall be 1600 feet. The maximum
length of any individual block face shall be 440 feet.
b. The maximum perimeter dimension of a block may be increased to 2400 linear feet,
and the maximum length of any block face increased to 600 feet provided a midblock
pedestrian network is included. The midblock pedestrian network must be a minimum
of 20 feet wide and include pedestrian amenities such as lighting, benches, and other
similar features. The midblock walkway shall connect to at least two block faces or be
extended to the property line to allow for future extension. The standards in section
21A.26.078 H1-3 apply to building walls adjacent to a midblock walkway.
2. Housing Proximity to Transit: Developments that include housing should cluster the housing
so a minimum of 50% of the housing is located with 1/4 mile walking distance of a transit
platform.
3. Connectivity to Public Streets, Sidewalks, and Bicycle Lanes: In order to ensure that the
development will be fully integrated into the transit station area, that safe and efficient travel
ways are provided, and to limit the impact on the primary transit street and other adjacent streets,
the internal circulation system, including private streets, drive aisles, sidewalks and bicycle lanes
shall connect to the public street, sidewalks and bicycle lanes. All new streets shall be designed
as a complete street defined as a street that provides dedicated space for pedestrians,bicyclists
and automobiles.
4. Vehicle Access: Regulating access to private property from public streets is necessary for
integrating private development and public spaces. Limiting the number of access points and
spacing between access points reduces areas of conflict between vehicles, pedestrians and
bicycles. Maximum access widths promote a development pattern that is oriented to
pedestrians and bicyclists while accommodating vehicles.
a. Access points located on public streets intended for vehicles shall be spaced a minimum
of 100 feet apart.
b. No property shall have more than one vehicle access point for every 200 linear feet of
frontage on a public street.
c. No access drive shall be greater than 24 feet wide.
d. The location of all vehicle access points is subject to approval from the Transportation
Division of the City. The standards of this section may be modified by the
Transportation Division when, in the opinion of the Director of the Transportation
Division, a different design would improve the overall safety for all modes of
transportation or improve the efficiency of the transportation network.
5. Internal Circulation: Internal circulations systems allow for vehicles, pedestrians and
bicyclists to move safely and efficiently throughout a development site. A logical, simple and
well-designed internal circulation system that connects with adjacent circulation networks
provides room for vehicles, safe walking paths for pedestrians through the parking lot and the
site to the public way, and well marked routes for bicycles travelling from public spaces to
18
1
bicycle parking areas within a site. All new developments over 5 acres are required to submit an
Internal Circulation Network Plan.
a. All internal vehicle travel lanes that connect internal parking areas with a public street
shall be designed to meet the minimum requirements in section 21A.44.020.
b. The internal circulation system shall be designed to move vehicles at speeds of 20 miles
per hour less.
c. All internal drive aisles, sidewalks, and paths shall be extended to property lines to
allow for future cross access to adjacent properties when the adjacent property is
undeveloped and to rights of way.
d. The centerline of all internal streets shall be in line with the centerline of a street on the
opposite side of an intersecting street unless the intersecting street is divided by a
median. Offset streets shall be a minimum of 200 feet apart, measured from centerline
to centerline.
e. Any street that is to be publicly dedicated shall meet the City's minimum construction
and design standards (including street lighting, park strip, street trees, etc.).
f. Pedestrian Routes: Pedestrian routes that provide safe, comfortable, clear and direct
access throughout the development shall be provided. Pedestrian paths shall be
bordered by residential fronts, green space, active open space, or commercial store
fronts.
g. A coordinated system of bicycle paths should be provided.
h. The internal circulation network is subject to approval from the Transportation Division
of the City. The standards of this section may be modified by the Transportation
Division when, in the opinion of the Director of the Transportation Division, a different
design would improve the overall safety for all modes of transportation or improve the
efficiency of the transportation network.
6. Parking: Parking may be provided along any private street within a development over five (5)
acres. The parking shall be counted towards the applicable off-street parking standard when
provided on private streets. All parking areas and stalls must comply with the parking lane
widths identified in Table 21A.26.078 L.
7. Open Space: In order to provide space for passive and active recreation, public and private
gatherings, offset storm drainage due to non-permeable surfaces and as an amenity to individual
developments and their residents, employees and customers, usable open space is required for all
new developments.
a. In the Core and Transition Areas of all Station Areas, a minimum of 10% of the site, up
to 15,000 square feet, shall be devoted to open space. Usable open space is defined as
landscaped areas, plazas, outdoor dining areas, terraces, roof top gardens, storm water
retention areas, and any other similar type of area.
19
i
b. Connectivity to adjacent open space: When adjacent to public open space, parks, trails
and pathways, open space on developments over five acres in size are encouraged to
provide access to the public open space.
8. Landscaping: All areas not occupied by buildings, plazas, terraces, patios, parking areas, or
other similar feature shall be landscaped. If a project is developed in phases, only those areas in
a phase that is under construction shall be landscaped. Landscaping in future phases shall be
installed as those phases develop. Areas in future phases may be used as community gardens or
other active open space until such time as development of that phase begins.
Necessary amendments for parking ratio standards:
(Underlined text would be new additions to the existing text to the specific
section)
21 A.44.040 Transportation Demand Management
C. Special Minimum And Maximum Parking For Certain Districts: The regulations of this subsection are
intended to reduce traffic volumes, energy consumption,pollution and encourage multi-modal transit in certain
zoning districts by reducing the minimum number of parking spaces required, and in some cases, limiting the
maximum number of parking spaces allowed. The districts subject to these special controls are districts where
alternative forms of transportation exist. The districts subject to these special controls shall be subject to the
requirements of section 21A.44.060 of this chapter, only to the extent specifically established in this subsection.
8. TSA District
a. There are no minimum off-street parking requirements in the Core Area as identified in
section 21A.26.078.
b. The minimum off-street parking requirement in a Transition Area as identified in section
21A.26.078 shall be equal to 50% of the requirement in section 21A.44.060..
c. The maximum off-street parking allowed shall be as follows:
i. Residential Uses: one stall per dwelling unit in the Core Area and 1.5 stalls per dwelling
unit in the Transition Area.
ii. All other uses: 3 stalls for every 1,000 square feet of net floor space in the Core and
Transition Area.
iii. Mixed use Developments: the maximum off-street parking requirements for mixed use
developments shall be calculated based on the above ratio for each different type of use that
may occupy the building.
20
Necessary Amendments for signs:
Amendment to existing zoning regulations for signs (proposed changes are underlined): The only changes are
to add the district name to this section. The sign regulations in TC-75 will be applied to the TSA zoning
district):
21A.46.095: SIGN REGULATIONS FOR TRANSIT CORRIDOR AND TRANSIT STATION AREA
DISTRICTS:
The following regulations shall apply to signs permitted in transit corridor and transit station districts. Any sign
not expressly permitted by these district regulations is prohibited.
A. Sign Regulations For The TC-75 Transit Corridor District and TSA Transit Station Area District:
1. Purpose: Sign regulations for the TC-75 and TSA districts are intended to provide for appropriate signage
oriented primarily to pedestrian and mass transit traffic.
2. Applicability: Regulations in subsection A3 of this section shall apply to all lots within the TC-75 and TSA
districts.
3. Sign Type, Size And Height Standards:
STANDARDS FOR THE TRANSIT CORRIDOR DISTRICT (TC-75) AND TRANSIT STATION AREA
Maximum Limit On
Height Of Number Of Combined
Types Of Signs Maximum Area Freestanding Signs Permitted Number Of =;
Permitted Per Sign Face Signs' Minimum Setback' Per Sign Type Signs3
Awning/canopy 1 square foot per See note 1 May extend 6 feet 1 per first floor None
signs linear foot of from face of building, deems
storefront(sign ,but no more than 2 street frontage
area only) feet from back of
curb6
Construction sign 64 square feet 12 feet 5 feet or on 2 per building None
construction fence
21
Flat sign(general 1.5 square feet per See note 1 n/a 1 per building None
building linear foot of face
orientation) building faces
Flat sign 1.5 square feet per See note 1 n/a 1 per business or None r,
(storefront linear foot of store storefront
orientation)4 frontages
Marquee sign Subject only to 1 per storefront None
subsection
2l A.46.070O of
this chapter
Monument sign 100 square feet 12 feet None 1 per street
frontage
o
Nameplate, 3 square feet 8 feet n/a 1 per building None
identifying
building name
New development 80 square feet 12 feet 5 feet 1 per None
sign development
Political sign 32 square feet 8 feet 5 feet No limit None
Private directional 8 square feet 4 feet 5 feet No limit None
sign
t
Projecting 4 square feet per See note 1. Sign May extend 4 feet 1 per business None
business storefront side; 8 square feet face limited to 2 from the face of the entry to the street
sign total feet in height building,but no more
than 2 feet from back
of curb6 �''
Projecting parking 4 square feet per See note 1. May extend 4 feet 1 per driveway or None
entry sign side; 8 square feet Sign face limited from the face of the parking lot entry '
total to 2 feet in height `building,but no more
'than 2 feet from back
of curb6
Public safety sign 8 square feet 6 feet 5 feet No limit None
Real estate sign 64 square feet 12 feet 5 feet 1 per building None
Window sign 25% of total See note 1 n/a No limit None
„n, W_,..... .»imri., . ,..
22
frontage window
area per use
Notes:
1. For height limits on building signs, see subsection 21 A.46.070J of this Chapter.
2. Not applicable to temporary signs mounted as flat signs.
3. The total number of signs permitted from the sign types combined.
4. Storefront flat signs limited to locations on the lower 2 floors.
5. A single tenant building may combine the square footage total of both the storefront orientation and
the general building orientation flat signs to construct 1 larger sign.
6. Public property lease and insurance required for projection over property line.
23
Exhibit B
..................
• .
ransit Station Area
I evelopment Guidelines
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1
Transit Station Area Development Guidelines
Table of Contents
Page Page
Development 3 14. Building Materials 24
around Transit 15. Corner Buildings 25
Stations
16. Rooftop Design and Use 26
Using the 4
Guidelines 17. Eyes on the Street and 27
Public Spaces
Thresholds and
Procedures 18. Lighting 28
Flowchart of 6 19. Signs 29
Review Process Public Spaces 30
High Value Guidelines
Guidelines 20. Public Spaces and Pla- 31
ZaS
Land Use 8
Guidelines 21. Streetscape Amenities 32
1. Density and Intensity of 9 22. Public Artwork 33
Use
2. Vertical Mix of Uses 11 Circulation Guide- 34
lines
3. Mixed Income Housing 12
23. Connections and Walk- 35
4. Accessible Dwelling Units 13 ways
5. Community Serving Uses 14 24. Bicycle Amenities 36
6. Redevelopment of Sur- 15 25. Access to Transit 37
face Parking Lots 26. Mid-block Walkways 38
7. Redevelopment of Non- 16 P.irking Guidelines 39
conforming Uses and
Non-complying Buildings 27. Structured Parking 40
8. Removal of Billboards 17 28. Shared Parking 41
Building and 18 29. Alternative Vehicle 42
Site Design Parking
Guidelines
9. Sustainable Site and 19
Open Space Design
10. LEED°Certification 20
11. Energy Efficiency 21
12.360°Architecture 22
13. Historic Preservation 23
Transit Station Area Development Guidelines 2
Transit Station Area Development Guidelines
Development Around Transit Stations
Transit-oriented development (TOD) is more than simply a project next to a transit station and cannot
be defined by a prescribed set of densities and mix of uses. True TOD is incorporated into the district
or neighborhood surrounding the station. It is comprised of multiple new projects and existing
developments. It includes a rich mix of choices and uses in a pattern of compact development and in a
network of walkable streets, with access to transit neighborhood amenities with supporting design,
and transportation choice.
Transit-oriented development ought to create unique places that are carefully integrated into the
neighborhood and matched with the function of the station and the needs and desires of those who
live and work nearby. The unique qualities of place within the context of the region and the corridor
should drive the mix of use, residential density, building design and character of the district. All of
these elements help create a sense of place, which may be as important to TOD as the transit service.
Transit stations provide an opportunity to create activity nodes within the City. The purpose of the
Station Area Development Guidelines is to complement the TSA Zoning District regulations and
implement the development principles identified in the Station Area Plans.
Transit Station Area Development Guidelines 3
Transit Station Area Development Guidelines
Using These Guidelines
What are Development Guidelines?
Development Guidelines are a list of recommendations that should be used to guide new development
within a transit station area. The guidelines are an integral part of the review process set forth in
section 21A.26.078 TSA Transit Station Area Zoning District regulations. The intent of the Transit
Station Area Development Guidelines is to reward high quality, desired development through the use of
incentives (such as increased building height) and by allowing for a quicker review process.
How to use the Development Guidelines
These development guidelines are to be used by the City in the review process for each project located
in the TSA zoning district. While the guidelines are voluntary, compliance with them entitles applicants
to faster review and can guide new development and redevelopment towards implementing the vision
in the station area plans. Designers and developers are encouraged to incorporate as many of the
development guidelines as they reasonably can, which in turn will lessen the review process timeframe.
Each Guideline includes a value. The assigned value is based on several factors, including the
importance of the guideline in terms of implementing the vision of a Station Area Plan or other
applicable land use related policies of the City and the cost of addressing the guideline.
Development Guidelines should be addressed in all new projects. The Development Score is
established by adding up the values of each guideline that has been incorporated into a project.
Applicants have the ability to determine City review time of their proposal by achieving a high
development score. This type of point and reward system allows desired development to be processed
quicker.
The Development Guidelines are adopted by reference in the Transit Station Area Zoning District. The
review process is outlined in the Zoning Ordinance. Any amendment to these guidelines should be
reviewed as an amendment to the zoning ordinance. Any term in this document shall be defined as
stated in Title 21A Zoning.
Submitting Required Information
An applicant is required to submit enough documentation with their Development Score application to
verify that the proposal complies with the Development Guidelines they intend to use. This may include
detailed site plans and building elevation drawings, lease agreements, precertification documents, legal
agreements and approval from outside agencies, or any other documentation deemed necessary to
determine if the project complies with the intent and specific requirements of each Development
Guideline.
Transit Station Area Development Guidelines 4
Transit Station Area Development Guidelines
Thresholds and Procedures
The Development Score Thresholds Review Process
The approval process for all new development in
the TSA District is based on the development Tier Approval Estimated
score. A series of tiers has been established, Process Time Frame*
indicating which approval process is required. Tier 1 Planning 3-6 months
The higher the Development Score,the more Projects with a Commission
streamlined the approval process. development
score less than 50
Those projects that are in Tier 1 require Planning points
Commission approval through the Conditional
Building and Site Design Review Process and Tier 2 Administrative 1-3 months
standards. The purpose of the Conditional Projects with a Hearing
Building and Site Design Review Process is to development
provide flexible implementation of the specific score between 50
and 99 points
design requirements found in individual zoning
districts. It is intended to help ensure that newly
developed properties and redeveloped Tier 3 Administrative No additional
properties are designed to encourage pedestrian Projects with a Review time required
access,circulation and orientation while development after
score more than Development
acknowledging the need for transit and 10o points Score
automobile access. This process also requires
public input prior to scheduling a public hearing
with the Planning Commission. •The timeframes are estimates.Variables such as an
incomplete application,lack of information,time until
Projects that are in Tier 2 require an next available community council meeting or public
hearing,and appeals may affect the estimated time frame
Administrative Hearing prior to an for approval.
Administrative Decision. This process allows for
a relatively quick review and approval process, Certificates of Occupancy
but still requires a public hearing. In order to receive a certificate of occupancy,all
projects are required to have an inspection veri-
Projects that achieve a development score in fying that the final building is substantially com-
Tier 3 are rewarded by allowing administrative pliant with the assigned Development Score and/
approval without a public hearing. Tier 3 was or any conditions of approval placed upon a pro-
established so that those projects that are highly ject by the Planning Commission or Administra-
compliant with the vision of a station area plan tive Hearing Officer. This inspection shall take
have a streamlined approval process. place at a point in the construction process
where substantial completion of each Develop-
The decision made in each Tier is subject to ment Guideline incorporated into the project can
appeal as outlined in the Zoning Ordinance. be verified.
Transit Station Area Development Guidelines 5
Transit Station Area Development Guidelines
Flowchart of the Review Process
ingeaubtrall WNW*
ne..bplllnll
Some Apparelan
6laflnHap
•
Daebl.o.a
`Yd!ASSIpIlA
--4--
2121111.(11241111M1100 COAa1011r
oanmlr sY1y SWHAtlIyaNO We Adan••21.
Delp Review
luDa6lp Warm rl! Appaml
2102116 mop
• i ! _
c...w open House ocomn,nayl sort Report
cant.rrcxnaem
(about 60 days, 2l nays, ram/maa.o
1T
i
l sly.• I v,u,'"' I
• 1 No..41tnW low
required
PWHc I 1I1 Nrs)1bYI I
Publoc ntanog J 11 EA1
Pubic Hewn*
""nH Maid
pOCalien
This flow chart com ares the that a ro ect
n+r1 p dopy P processproject
would have to go through based on the
• • Development Score. It does not guarantee a project
r namaa[Malmo J Aged Patel will be reviewed in the time frame indicated.
n`r1 ao NM
The total time represents the fastest possible time
• • that a project could get approved. It does not take
A0Po 1 03 Hub.* into account situations where a project may be
1 delayed,such as an incomplete application,
deficient site plans or building elevations,the
Planning Commission or Administrative Hearing
` ""ud'g NTT. Aoo+ar6na Dates and schedule,a request for more detailed
Imeltante as information from the Planning Commission,staff
Wry
resources and other similar types of situations that
Appm"'l' commonly arise during the review and approval
n+llbame lay
aav+ process.The typical approval process is 3-6 months.
Transit Station Area Development Guidelines 6
Transit Station Area Development Guidelines
High Value Guidelines
The Station Area Plans include some policies and
strategies that require bold steps to implement.
These projects may implement specific elements
of a station area plan or implement a City-wide
goal,such as increasing the housing supply.
The Development Guidelines place a high value
on certain guidelines and concepts that help the
City achieve its long-range planning goals. By
placing a value on these items,it creates an
incentive for new development and
redevelopment to accomplish the City's goals
and the goals identified in specific Station Area
Plans. The following guidelines,if included in a
project,carry a high value:
• A project that can be pre-certified as LEED
Platinum or comparable;
• A project that is capable of producing 100%
of its energy needs on site;
• An exterior alteration to a property located
in a local historic district or designated as a
local landmark that is reviewed and
approved by the Historic Landmark
Commission;
• A project with 100%of its off street parking
being located in an above grade parking
structure;
• A project with at least 75%of its off street
parking requirement being located in an
underground parking structure;or
• A parking structure with 100%of the street
facing facades being wrapped with habitable
space.
Transit Station Area Development Guidelines 7
Land Use
Guidelines
Development within transit station areas requires a rich mix of uses that offer options for people to
live,work,shop and play. The intent of the Land Use Development Guidelines is to create a reward
system for new development and redevelopment projects that:
• Promote compact development by providing a certain residential density,maximize the ratio
between floor area and lot area,and exceed the minimum requirements of the Zoning
Ordinance.
• Include a vertical mix of land use;
• Provide some affordable housing in mixed income housing development;
• Provide ADA accessible dwelling units;
• Provide community serving land uses,day cares,schools,education facilities,community
gardens,medical clinics and health and fitness centers;and
• Result in the redevelopment of surface parking lots to other land uses or structured parking.
Transit Station Area Development Guidelines 8
•
1 . Density and Intensity of Use
Intensity of land uses should be maximized to implement the planning policies of a station area and to cre-
ate a critical mass to support a rich mix of land uses and transportation options as well as increase the
number of people walking,bicycling,and using public spaces.
A. Core Area Guidelines (points may only be
obtained in one section)
This four story multi-
1. A project that meets at least one of the
family residential
following requirements shall have 20 points project has a density
added to its score: of 100 dwelling units
a. More than 50 dwelling units per acre. per acre and
includes ground
b. Buildings that are at least 80%of the floor live-work
allowable building height. space.The floor
c. Buildings with a floor area ratio of 3 or area ratio greater
than 3.
more.
This four story mixed
2. A project that meets at least one of the -use project has a
density of 47
following requirements shall have 15 points dwelling units per
added to its score: acre and contains
•
a. More than 30 dwelling units per acre. retail space on the
ground level.The
b. Buildings that are at least 70%of the project,which
allowable building height. includes surface
c. Buildings with a floor area ratio of 2 or parking,has a floor
area ratio of 1.5.
more.
3. A project that meets at least one of the
following requirements shall have 10 points
added to its score:
— This model
demonstrates a floor
a. More than 20 dwelling units per acre. area ratio of three.
b. Buildings that are at least 60%of the The six story building
•
allowable building height. covers 1/2 of the lot
area.A building that
c. Buildings with a floor area ratio of 1 or /- covered 100%of a
more. /`I lot would have to be
three stories to have
a floor area ratio of
three.
Transit Station Area Development Guidelines 9
Density and Intensity of Use (cont. )
B. Transition Area Guidelines(points may only
be obtained in one section)
1. A project that meets at least one of the
following requirements shall have 12 points
added to its score: This single family
a. More than 25 dwelling units per acre. attached residential
b. Buildings that are up to 80%of the project has a density
.�
allowable building height. �l l a—t,- !`R^'! of 18 dwelling units
per acre.The floor to
c. Buildings with a floor area ratio of 2 or "'•# lot area ratio is 1.5.
more.
2. A project that meets at least one of the
following requirements shall have 8 points
added to its score:
a. More than 20 dwelling units per acre. - \ In this model,a 2
story building
b. Buildings that are up to 70%of the \ occupies 3/4 of a lot.
allowable building height. \ The floor to lot area
c. Buildings with a floor area ratio of 1.5 or — ratio is 1.5.
more.
3. A project that meets at least one of the
following requirements shall have 5 points
added to its score:
a. More than 15 dwelling units per acre.
b. Buildings with a floor area ratio of 1 or This model demonstrates
more. another example of a building
with a floor to lot area ratio of
F 1.5.This four story building has
2 levels that occupy 1/2 of the
- lot area and two upper stories
that occupy 1/4 of the lot area.
Transit Station Area Development Guidelines 10
2 . Mix of Uses
Developments that include a vertical mix of uses are encouraged. A vertical mix of uses would include
residential built above retail or office space,live-work units,office above retail or other similar
arrangement where the use on the upper floors differs from the ground floor.
A. If the ground floor of a building is designed for /
retail,restaurant,or other active use than what
the floors above are used for,the following points
z.shall be added to the development score: i� t-
1. 100%of the gross floor area on the ground Z 11 • i' I 1 a..
floor is dedicated to a use different than ' . II I I
what is on the floors above.10 points i }
2. At least 75%of the gross floor area on the F
ground floor is dedicated to a use different '4'.l 1 , !• ;'
than what is on the floors above.8 points.
3. At least 50%of the gross floor area on the
ground floor is dedicated to a use different A vertical mix of uses helps create a vibrant,active and
than what is on the floors above.6 points. appealing transit oriented district.
4. A project that includes at least two uses V Ground floor uses
that are different than existing uses on i I should be active,
adjacent properties: 6 points. , oriented to the street
r and improve the overall
This guideline applies to the Core and Transition quality of the
Area. Points may only be obtained from one item. streetscape.
p, '
I '
Illi ,
II
is
.
, This building contains live work space on the ground floor
and second floor. Live work space is highly desirable
because it allows people to live and work in the station
area.
Transit Station Area Development Guidelines 11
3 . Mixed Income Housing
Projects that include housing for a mix of income levels are encouraged. For the purpose of this incentive,
mixed income housing is a project that includes market rate housing as well as affordable housing, which
is no more than 80%of the median household income. In order to obtain the points in this incentive, an
applicant must include legally binding documentation that the affordable housing portion of the project
will remain at that level for a period of at least 15 years.
A. A project that includes affordable housing i
4 i
(available to those with 80%or less of the _
median household income of the City) for sale or
lease shall have the following number of points 4 , • °
added to the development score: � t '�
1. 33% or more of the dwelling units: 30 I .11
iii A
points. s ° i ,
2. 20% or more of the total dwelling units: !!- I _! , �r
15 points. �_I
3. 10%or more of the dwelling units: 10 6 _f _
points. te, ,...
0 This guideline applies to the Core and
Transition Area. Points may only be obtained This affordable residential building provides dwelling units
from one item. of various sizes to accommodate different household
sizes.
II alt ii
14 w �`-__. !._ _I This building consists of dwelling units that are
4 _ available to individuals that have incomes that are
`1 *— - i __ ' li 60%of the median household income in the area.
Transit Station Area Development Guidelines 12
4 . Accessible Dwelling Units
Projects that meet the minimum ADA requirements for accessible dwelling units are encouraged.
Features of accessible dwelling units are intended to improve the physical and emotional health of
individuals,enhance community diversity and reduce housing costs.
Applicants that seek to include this guideline towards the development score must submit documentation
indicating compliance with federal ADA standards.
A. A project which includes dwelling units
designed as ADA accessible shall have the
following number of points added to the
development score: �^ n
• At least 33%of the units:8 points. aJ
• At least 15%of the units:5 points.
• At least 10%of the units:3 points.
This guideline applies to the Core and I____ i
Transition Area. Points may only be obtained
from one item.
I . Accessible dwelling units typically include
Level and ramped �i, all amenities and features on a single level.
entrances provides di Doors and hallways are required to meet
accessible access. ,4 a' minimum widths and counter and plumbing
This ramp provides ' '— fixtures are set at lower heights.
safe,convenient '1
access to the ---
from ng directly - •_
• a.o er
from the sidewalk. .• •�
i� �o
.E.
`_
_____ . g
sum„ uMin
(b) is
No*door ue.q door folding door
Transit Station Area Development Guidelines 13
■
5 . Community - Serving Uses
Projects that provide space for community serving uses are encouraged. The following uses are
considered community-serving uses: day cares, schools, education facilities, community gardens, medical
clinics and health and fitness centers. Applicants seeking to include this guideline in the projects design
score must provide legal documentation, such as lease agreements, to qualify. Those community serving
uses that can be shown on a site plan, such as a playground, community garden, etc. shall be indicated on
` the submitted drawings.
A. Projects that include community serving uses,
shall have the following points added to their
score:
1. A minimum of 1500 square feet: 15
points. `.
' 2. A minimum of 1000 square feet: 10 ea.
points. ,...„ ..
3. A minimum of 500 square feet: 5 points.
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item. ,, . ,
Conveniently located day care facilities allow people to
drop children off at facility that is close to transit,home or
work.
soliri. ii,,, _., ._,___ _
Community gardens can be incorporated into the open
space of a project or serve as a temporary use to an
undeveloped site.
Transit Station Area Development Guidelines 14
6 . Redevelopment of Surface Parking
Lots
Converting surface parking lots to new,active uses encourages compact development and promotes
walkable streets.
A. A project that includes the redevelopment of
an existing surface parking lot to an active use or MO"'structured parking shall have the following
number of points added to the development
score:
1. 50%or more of the existing surface
parking lot is covered by new buildings:
15 points.
2. 35%or more of the existing surface • 11,
rj A
parking lot is covered by new buildings:
10 points.
3. 25%or more of the existing surface
parking lot is covered by new buildings:
5 points.
This guideline applies to the Core and +•. . �•,r
Transition Area. Points may only be obtained
from one item. :i
The parking lot above was recently redeveloped into a
mixed use building with residential on the upper floors
and commercial space on the ground floor.
1111111111111111111111111111
111
New surface parking lots are not permitted in a
station area.
Transit Station Area Development Guidelines 15
7 . Redevelopment of Nonconforming
Use and Noncomplying buildings
Redevelopment or new development that replaces a nonconforming use with a permitted use in the TSA
Zoning District or replaces a building that does not comply with the standards in the TSA zoning district is
encouraged. The intent of this incentive is to encourage the removal of nonconforming uses near transit
stations and replace them with uses that are more compatible with pedestrian and transit oriented
developments and encourage the removal and replacement of buildings that do not meet the standards of
the TSA zoning district.
A. A project that includes redevelopment of a
site containing a nonconforming use or non-
complying building shall have the following
points added to its development score:
1. A new building that meets the standards
of the TSA zoning district and replaces a
building that does not meet the
standards:10 points.
2. A project that includes replacing a
nonconforming use with a use that is
allowed in the TSA zoning district: 5 •
points. I This housing de-
velopment was
• built on the site of
This guideline applies to the Core and + a former surface
Transition Area. parking lot. Sur-
face parking lots
as a primary use
are considered
nonconforming in
• the TSA zoning
district.
Transit Station Area Development Guidelines 16
8 . Removal of Billboards
Although billboards are prohibited within the TSA zoning district,a number of billboards are present
within the transit station areas. As part of redevelopment of properties,the removal of existing billboards
is encouraged. Billboards often negatively impact the development potential of a property,primarily
because a lease may include statements that prohibit blocking the view of the billboard which decreases
the potential for redevelopment of the property.
A. A project that includes redevelopment of a
site containing a billboard shall have the
following points added to its development score:
1. An existing billboard is legally removed
by the developer as part of a
redevelopment project:10 points.
This guideline applies to the Core and
Transition Area
Billboards may lower the development potential
of property.
r
Billboards can reduce the aesthetic quality of a well de-
signed landscape.
Transit Station Area Development Guidelines 17
Building and Site Design
Guidelines
Building and site design are integral aspects of creating transit oriented districts and are essential parts
of creating unique places. Developments are encouraged to create buildings that contribute to the
look and feel of the district,and contribute to the overall safety and security of the neighborhood
through:
• Implementing sustainable building,site,and open space concepts into the design of a project;
• Incorporating historic buildings into the design of a site;
• Including architectural details and elements on all sides of a building;
• Preserving and enhancing historical resources;
• Using high quality building materials that are durable,easy to maintain and functional;
• Adding variety,interest and activity to rooftops;
• Increasing the visibility from buildings onto public spaces through the use of windows,doors,
balconies,etc.
• Using lighting to complement the architecture and site design of a project while improving the
overall safety of sidewalks,walkways,public spaces,and parking areas;
• Integrating signs into the design of the building and the site so that they are visible from the
sidewalk.
Transit Station Area Development Guidelines 18
9 . Sustainable Site and Open Space De-
sign
Private open spaces,as identified in the ISA zoning district,are encouraged to take into consideration
sustainable design principles as they are planned and built. Renewable energy sources,water wise
landscaping,storm water retention systems that are incorporated into the open space design,landscaped
roofs,designs to reduce the heat island index of buildings and hardscape or similar measure that
implements an adopted sustainable policy of the City qualify for this guideline.
A. A project that incorporates adopted
sustainable policies of the City shall have the Fi """"'
1 imwu
following points added to the development
score:
1. The project utilizes a renewable energy
source,such as geothermal heating, smos
solar panels,or other similar system
that is incorporated into the open space
and capable of producing at least 25%of .
the buildings energy needs:15 points.
2. The project utilizes a roof design,such
as a landscaped roof,that is intended to This rooftop garden helps reduce energy costs,reduces storm
reduce energy use,storm drainage water runoff and provides places for people to gather.
runoff or other similar sustainable policy
of the City:10 points.
3. The project utilizes landscape designs
and materials that conserves energy, — _
reduces the urban heat island, .-
conserves water,retains or reuses storm z► -41w��
drainage or other similar sustainable
policy of the City. Documentation must be provided to indicate how the project
will incorporate this guideline:5 points. NW
This Guideline applies to the Core and `^
Transition Area.
Public spaces at transit stations should include amenities
to make people feel comfortable,such as benches and
shade.
Transit Station Area Development Guidelines 19
10 . Green Building
Develops that utilize the International Code Council National Green Building Standard and reach a
performance level of silver or higher are encouraged. To qualify for these points,the applicant must
submit a detailed description prepared and stamped by a licensed engineer or architect indicating how the
proposal complies with the ICC National Green Building Standards. These standards are subject to review
by the Salt Lake Building Official.
-
A. A project that meets the standards of the ICC
National Green Building Standard and achieves a 1 i
performance rating of silver or higher shall have the • ' Ifs'
following points added to the development score: i 117
1. Emerald:50 points. •
2. Gold:40 points. y •■ •
{
— i I
, .4K,
3. Silver:20 points. -yam.
. _ 7nu .7
This guideline applies to the Core and Transition r1
Area. This guideline applies to the Core and
Transition Area. Points may only be obtained from
one item.
Transit Station Area Development Guidelines 20
11 . Energy Efficiency
Buildings that are designed with passive energy conservation systems,renewable energy sources and a
focus on energy efficiency are encouraged. While zero-net energy buildings are difficult to plan and build,
efforts to do so should be rewarded. All new buildings should be designed to be energy efficient. To
qualify for the points in this guideline,documentation certified by a licensed engineer must be submitted.
NMI
A. Projects that incorporate energy efficiency
V
into the design of the project shall have the
following points added to the development
score:
1. The project is capable of producing 100%
of its power through renewable sources
as documented by a licensed engineer:
50 points.
2. The project is capable of producing 50%
of its power through renewable sources
as documented by a qualified,licensed
engineer. 25 points
3. The project is capable of producing 25%
of its power through renewable sources Renewable energy sources can supplement,and may be
as documented by a qualified,licensed able to provide 100%of the energy used to power a
engineer. 10 points building.
4. The project is capable of producing 10%
of its power through renewable sources
as documented by a qualified,licensed
engineer. 5 points
5. The project is designed with passive,
energy efficient features that are capable
of reducing the energy needs of the
building by at least 25%. 5 points.
This Guideline applies to the Core and
Transition Area. Points may only be obtained ; ; ,� '
r
from one section in items 1-4 above.
This building uses overhangs on the windows to provide
shade in the summer months,but maximize solar access in
the winter.
Transit Station Area Development Guidelines 21
12 . 360 - Degree Architecture
Buildings that face a transit station platform should incorporate architectural features,such as windows,
awnings,projections,reveals,belt courses,changes in building material,pattern and other elements on all
four sides of the building.
A. A project that incorporates architecture
features on building facades that are not
adjacent to a street shall have the following
number of points to the development score: •
1. Architectural detailing is wrapped around i I r
all four sides: 20 points. . F 11 111111
2. Architectural detailing is wrapped around �� ' 11111
both side facades of a building,but not
on the rear facade: 15 points.
I_1 Lt _ 1
111
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item.
Prominent cornices,belt courses,and a rhythm of voids
(windows)to solids(walls)are included on the sides of these
buildings that are not adjacent to a street but are still visible
from public spaces.
Breaks in wall planes,balconies,
change in material,projections
and bays add visual interest to
- _ the back and side of this
building.
Transit Station Area Development Guidelines 22
13 . Historic Preservation
Projects that preserve,rehabilitate,restore or reuse a structure,as defined by the Secretary of the Interior
Standards,listed on the National Register of Historic Places or the Salt Lake City Register of Cultural
Resources are encouraged.
The regulations and processes in Section 21A.34.020 of the Zoning Ordinance apply to any property in a
locally designated historic district or listed on the Salt Lake City Register of Cultural Resources. A property
listed on the National Register of Historic Places shall comply with the Secretary of Interiors Standards for
preservation,rehabilitation or restoration in order to receive this incentive.
/ f
.X4 •
A. Projects that preserve,rehabilitate,restore,reuse r !'
a historic property or new construction that w`•
��,'
contributes to the character of a historic property or c_.'
district shall have the following points added to the r,j
development score: �,
1. Local Register: New construction,major
. •
alterations and additions that are approved -r
by the Historic Landmark Commission that , 1`.
include reuse of the site:40 points.
2. National Register: State Historic Preservation The life of historic buildings can be prolonged by regular
Office review and approval of projects with maintenance and finding new uses to occupy the space.
exterior alterations not locally designated and
seeking federal tax credits:20 points.
3. Local Register: Projects that receive
administrative approval in accordance with
Zoning Ordinance Section 21A.34.020: 5 Every effort should be
points. made to preserve historic
buildings.This picture
4. Projects that add historically significant sites • sa histnows theoricstructure preservationwhere of
to the Salt Lake City Register of Cultural damaged or missing
Resources if they qualify as defined in Zoning historic materials have
Ordinance Section 21A.34. been replaced with
matching materials.
This guideline applies to the Core and Transition
Area. Points may only be obtained from one item.
Transit Station Area Development Guidelines 23
10.
14. Building Materials
Exterior building materials should consist of durable,high quality materials that are easy to maintain.
Durable,high quality materials include brick,stone,architectural cast or pre-cast concrete,cast stone,
colored split or ground face concrete masonry units,and terra-cotta. Other materials,such as stucco,are
acceptable when used as a trim feature. Materials should be compatible with the architecture of the
building.
Projects that incorporate high quality,durable 1'�
and low maintenance building materials shall ; = i •
i�I
have the following points added to its
development score: ` . . '',F ,i,.,
1. The entire street facing facade,excluding at. A.
glazing,doors,and trim,is clad in --' ., '
.�
durable,high quality materials as listed �� i T` D ■
above:15 points. - 'i . ', 1 II
2. Other than glazing,doors and trim i.—
materials,projects that have a minimum {�
of 50%of the street facing façade clad in • ►•e
durable,high quality building materials
High quality and durable buildings are encouraged.
as listed above: 10 points.
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item.
R . ■ l•l '
: Brick,stone and
. other materials are — --.- --
-ncouraged on the �. tti.
, I I 17.
.. ', first floor of — - ' I
k Buildings. P —T�
vet i` '_ -
Synthetic stucco systems are discouraged and do not
qualify for this guideline.
Transit Station Area Development Guidelines 24
15 . Corner Buildings
Buildings on corner lots should be oriented to the corner and public streets. Corner entrances are
encouraged. Corner buildings should have taller portions of the building and a high level of architectural
design or detail.
Squared-off
corners are
Mitered discouraged,
+.�,•� 'Ta unless
WO
PR! Q' (a a- transparent
II glass is used to
allow visibility
through the
�� Hinged corner of the
• i building.
It
Reveled
The tallest portion of this building is placed at the corner
to make it more prominent.
Corner buildings are
Rounded encouraged to address the
A. Buildings located on the corners of corner in a similar fashion
intersecting streets that address both streets as indicated in the
shall have the following number of points added drawings to the left.
to the desi n score: Buildings that are squared
g Open Bay off at a the corner of two
1. When located on the corner of two intersecting streets are
intersecting streets,the primary discouraged.
entrance of the building addresses the
corner by including a hinged,rounded,
beveled,open bay, mitered orientation elate,
or similar entrance feature:10 points.
2. A corner building is designed with a This building uses a
rounded corner to address
visual emphasis placed on the corner to
the intersection.
make the building more prominent. This
may include additional height,a change
in material,or change in architectural
detail:10 points. l
This guideline applies to the Core and
Transition Area. I t
J L=
Transit Station Area Development Guidelines 25
16 . Rooftop Design and Use
The design and shape of the roof of buildings help define the skyline and add variety and character to a
station area. Active spaces on rooftops are preferred. Rooftop uses provide space for active use by
building occupants and visitors and provide space for the location of renewable energy equipment,such
as solar collection panels.
A. A project that incorporates a rooftop use
shall have the following points added to the
design score: 1
I
1. A rooftop of a building is used as a "t s
1$ a I
common space for the building i r •
occupants.6 points. i A I
2. A roof includes at least one of the Sloped roofs should be integrated into the architecture of
following design features: 5 points the building. Sloped roofs should have a minimum pitch
• Two or more sloping planes if the roof of 6/12.
is pitched;
• An arched or barrel vaulted design;
• A distinguishable cornice or parapet; Flat roof buildings should include parapets with variable
• Overhangs significant enough to height and/or changes in setback.
create a shadow line;
• Variations in height of parapets of at
least 2 feet.
This Guideline applies to the Core and
Transition Area.
When possible,rooftops are encouraged to include public or
private outdoor space.
Transit Station Area Development Guidelines 26
17 . Eyes on the Street and Public
Spaces
Increasing the ability for people to see the public streets and sidewalk areas creates an environment
where people are comfortable and have a feeling of safety. Projects that include openings onto the
street,plazas,mid-block walkways,and similar features are encouraged.
Balconies can in-
-A. Buildings that are designed to have windows, offea people looking
doors,balconies or other similar features facing onto a street.
public streets and open spaces shall have the I O 1
following points added to the development I_I f
score: I
1. Operable openings,balconies,verandas
or other similar features on all levels of ;;,1. /.
the building that face a public space and I. •
•allow visibility into the public space:5 i ' L
points.
This guideline applies to the Core Area and
Transition Area.
't��
ii ,. ,, .\ .:,.:
, . \
it _ {
- 1 . ' 4 `
�$
Store fronts that open to the street increase the The safety of open spaces can be enhanced by win-
safety of the public spaces. dows and doors that face and open to the open
space.
Transit Station Area Development Guidelines 27
18 . Lighting
Lighting located on the building and the site should be integrated into the architecture of the building and
be compatible with the context of the site. Lighting should emphasize the ground floor store fronts and
spill out onto the sidewalk. All lighting should be screened so that it does not negatively impact adjacent
property and shines down instead of up.
A. A project that includes a lighting plan that •
accomplishes at least one of the following:6 t6: • . Store front lighting
,
should cast some light
points. y4
out onto the
• Casts light from store fronts onto the sidewalk.
sidewalk;
• Highlights unique architectural features
of a building;
• Highlights artwork or unique landscape
features
This guideline applies to the Core and
Transition Area.
Parking lot lighting should be no
taller than 25 feet tall and include
full cutoff fixtures that prevent
light from negatively impacting
adjacent properties.
ILr
� Landscape lighting can be
• i a I used to highlight unique
• i landscape features and help
k' V improve the safety of public
41 spaces.
Lighting on building facades should be compatible with
the architecture of the building.
Transit Station Area Development Guidelines 28
19 . Signs
Signs along public streets should be clear,informative,and durable. Signs that are visible to pedestrians
from the sidewalk on the same side of the street are encouraged. All signs are required to comply with
the standards of the zoning ordinance.
A. Signs that meet the intent of this guideline \I
shall have the following points added to the
development score: Monument signs are
acceptable,but they
1. A sign that is mounted perpendicular to should be located in
the primary building facade and oriented locations where they
to the pedestrian(projecting business do not block the
visibility at streets
storefront sign):2 points. and driveways.
2. An awning or canopy sign that is
integrated into the design of the
building:2 points.
3. A monument sign that is integrated into
the site and compatible with the building
architecture:2 points. -
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item.
Signs that are
perpendicular to
the street facing '' °�•
facade are
preferred. Such
signs could incrude
interesting
mounting brackets,
unique lighting and
be integrated into
the design of the
building.
`_. ( •f Awning signs should complement the architecture of the
building and when placed over a building entrance,can
provide temporary shelter for visitors as they enter the
building.
Transit Station Area Development Guidelines 29
Public Spaces
Guidelines
Public spaces are important elements of a successful transit oriented neighborhood. Public spaces
provide places for people to gather,to view public life,to relax and to play. In urban settings,public
spaces provide nodes of activity and increase the number of people using the street and sidewalk.
Successful public spaces are inviting and create a sense of safety. New development and
redevelopment projects are encouraged to:
• Include open spaces that are accessible to building occupants and the public when feasible;
• Include pedestrian-oriented amenities to invite people into the space;and
• Incorporate public art into the design of the space.
•
Transit Station Area Development Guidelines 30
20 . Public Spaces and Plazas
Shared public spaces,plazas adjacent to public spaces and other similar open spaces: Active,safe and
inviting open spaces are encouraged in all development. Open space that complements the building and
site,or enhance the public realm are desired. Active,outdoor uses include plazas,outdoor dining,rooftop
terraces,playgrounds,community gardens,and patios at grade. This guideline applies to those projects
that include more open space than what is required by
the zoning ordinance.
A. Projects that include active,outdoor spaces,
that are accessible to the public and adjacent to
a public right of way,shall have the following
number of points added:
1. A project includes a minimum of 15%of t11q \\\\111.
the total lot area:15 points.
2. A project includes a minimum of 10%of
the total lot area:10 points.
3. A project includes a minimum of 5%of
the total lot area:5 points.
4. A public space,regardless of size,that is
located near a transit station and
includes seating,art,protection from This model shows a plaza adjacent to a sidewalk.The
the elements or other feature intended buildings frame the plaza,allow visibility into the space
t0 activate the space or make it from the sidewalk and the adjacent buildings and could
contain a number of active uses,such as outdoor dining or
comfortable:3 points. vending carts.
This guideline applies to both the Core and , -
Transition Area. Points may only be obtained •
from one item.
t'+ • r' . .
Active open spaces should be designed to be safe and
inviting.This plaza is an example of a small scale plaza This plaza is large and inviting.The scale of the plaza
that is similarly scaled to the smaller buildings adjacent matches the scale of the area around it.
to it.
Transit Station Area Development Guidelines 31
21 . Streetscape Amenities
A mix of amenities in an open space not only provides outdoor space for building occupants,but when
located next to a public sidewalk or path,invite passersby into the space. Benches,tables,planters,
drinking fountains,water features,lighting and refuse containers are just a few of the amenities that are
encouraged to be included in open spaces.
A. A project that includes street furniture,
pedestrian amenities,public art or other similar = ,
•
features intended to improve the streetscape •
shall have the following number of points added:
1. At least four street furnishings:3 points.
2. At least three street furnishings:2 points.
3. At least two street furnishings:1 points.
This guideline applies to both the Core and Public amenities can include tables,flower planters,trash
cans,benches,and drinking fountains.
Transition Areas. Points may only be obtained
from one item.
•
Transit Station Area Development Guidelines 32
22 . Public Artwork
Public art that is incorporated into a development is encouraged. Art should be highly visible to the public
and create opportunities for surprise, wonder, interest, contemplation, reflection, interaction and play
that express community life and identity.
A. Projects that include public art in a location Art work should be
where it is readily visible from a public space incorporated into the
shall have the following points added to the context of the site
where it is located.
design score: The function of space,
• At least 1%of the project budget is the relationship to
dedicated to public art: 8 points. public spaces,and the
context of the
• At least 0.5%of the project budget is 4 physical environment
dedicated to public art: 4 point. should be considered
—
A major piece of art work is when placing
• artwork.
commissioned and incorporated into the
project so that it is visible from a public t'
space: 2 point.
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item.
1ist.II
4
.., ,
k ___________Ast
•:;,,,„,....Adio jive! _.N. '
?. -6-111iiiir--qp-- AI
Interactive artwork and artwork that is incorporated '''' _
into fences,screening,seating and way finding signage `
is encouraged. This public bench was commissioned as
part of a Redevelopment Agency art project. a
Incorporating art work into a project is encouraged.
Transit Station Area Development Guidelines 33
I
Circulation
Guidelines
A well thought out and connected circulation network is necessary to integrate transit into a
neighborhood,improve the pedestrian and bicycle environment,increase transit use,improve air
quality and reduce the use of the private automobile. A multi-modal circulation system works best
when it is safe and convenient. Development and redevelopment within station areas is encouraged
to create safe walkways,bicycle paths,and automobile routes throughout the site by:
• Providing streets,sidewalks,paths and trails through the site that connects to public streets,
sidewalks,paths,trails,open space,adjacent development and neighborhoods;
• Providing safe and secure bicycle related amenities;
• Providing direct access to transit;and
• Providing mid-block walkways to break up the walking distances where there are large blocks
and parcels.
Transit Station Area Development Guidelines 34
i
23 . Connections and Walkways
All new development and redevelopment is encouraged to include pedestrian walkways from all buildings,
parking lots and private open space to existing or planned public sidewalks,open space and trails.
Walkways through surface parking lots should be located within landscaped islands or separated from
vehicle drive aisles. Where walkways cross drive aisles,the walkway should be designed to be clearly
visible,either through a change in materials,color,or height.
A. Projects that include connections and a
walkways from buildings,parking lots and
private open space to public spaces,shall have f
the following number of points added to their
development score:
1. Projects that include a minimum six foot
wide ADA accessible walkway through a
parking lot that is separated from vehicle
drive aisles:4 points.
2. Projects that include a minimum six foot
wide ADA accessible sidewalk from
private property to public open spaces: 4
points.
Pedestrian walkways should be separated from
drive aisles.This low hedge provides a clear
This guideline applies to the Core and separation.
Transition Area.
•
p_.
4ar_ .
-
— -... nw..n -- - •-
itarismixt
Walkways can connect development to open
spaces.
This different paving in this cross walk makes it more
visible.
Transit Station Area Development Guidelines 35
24 . Bicycle Amenities
The promotion of bicycle use is encouraged throughout the station areas. Bicycle parking should be well
designed,conveniently located,and well secured in order to promote increased use of bicycles.
A. A project that includes bicycle parking
amenities in addition to what is already ---
required in in the zoning ordinance shall have the '�'
following points added to the development Witt !r
score:
1. The project includes lockers,changing
rooms for cyclists and showers:6 points.
2. The project includes any bicycle amenity NO—
identified on this page:3 points.
3. The project incorporates art into the
design of the bicycle amenities:3 point
This guideline applies to the Core and Secured bicycle facilities add an additional level of safety
Transition Area. for those commuting by bicycle.This facility is located
inside of a building so bicycles are also protected from the
Bike racks come weather.
ti in various forms
and can be
designed to be
part of a public
space.
—.01111111111 Bicycle Amenities
Covered,secured bicy- Bicycle racks in well lit,
cle parking convenient locations
Changing rooms Lockers
1� Bicycle parking can
, also serve as public
Showers Bicycle sharing pro-
art.
grams.
Indoor storage for resi-
� dents in multi-family
buildings
Transit Station Area Development Guidelines 36
25 . Access to Transit
New development is encouraged to be located within walking distance to a transit station. The closer a
development is to the station the more likely transit ridership from that development will increase.This
incentive applies to any TRAX or Frontrunner station platform or any bus stop where three or more
separate bus routes come together.
A. A project located within close proximity to a
transit station shall have the following number
of points added to the development score
1. Within 750 feet,measured along the
most direct,legal walking path:8 points.
2. Within 1500 feet,measured along the
most direct,legal walking path:4 points.
This guideline applies to the Core and
Transition Area. Points may only be obtained
from one item.
•IIII 1I. 111111 r —III r- -�
— k
1HI II iI — - 1 I h r
NII
lit
it1
I9 StIabonPlatfonn 1 I
.PA
._
—
Projects that are closer to a in__ —.iA �bVL 1 j III MI
station platform are more II O Ill On
likely to increase pedestrian, •, H��' - „"
bicycle and transit use and are FT I
more desirable.
.---- -----'so II II ►I ' --IE AIIIII, J '
- �0
I■m\i III I • _nl I 7 71
Transit Station Area Development Guidelines 37
26 . Mid- Block Walkways
Projects that improve the overall circulation and connectivity of a station area are encouraged. Locating a
project close to a transit station,providing public walkways through a development,connecting to
adjacent open space,and other similar types of connections are examples of acceptable improvements to
the circulation network.
A. A development that includes mid-block walkways ■
that meets the qualifications below shall have the
following points added to the development score:
1. The project includes a walkway accessible to
the public that is a minimum of 20 feet wide
that connects through the property to a
area anda such park,ktrail or similar ■ .
area and allows for the walkway to be
continued on adjacent properties: 6 points.
This guideline applies to the Core and Transition =
Area.
Midblock walkways can break up the large blocks
commonly found in Salt Lake City. If designed with safety
in mind and create interesting places,they can improve
This mid block walkway the pedestrian environment.When used in conjunction
provides access to a with small alleys,midblock walkways can provide access to
residential development. parking areas.
fig The walkway is wide
4111 enough to allow visibility
into and out of the space.
•v
.. � # Midblock walkways can improve
the circulation network in a trap-
`. sit station area.
1= ,
_n_Ast
Transit Station Area Development Guidelines 38
Parking
Guidelines
A successful transit neighborhood must be able to accommodate motor vehicles. While the overall
goal of a transit oriented district is to reduce the overall use of an automobile,private motor vehicles
are necessary to support local businesses and to provide service to a variety of land uses. Well
designed,safe,convenient parking areas can reduce the conflicts between pedestrians,bicycles and
automobiles while contributing to the overall success of a transit district. Development and
redevelopment are encouraged to:
• Provide parking in well designed at grade or below grade parking structures that are
compatible with the desired character of the district;
• Wrap above grade parking structures with habitable space;
• Share parking between uses in the same development or those nearby;
• Promote alternative vehicle use by providing parking for scooters,mopeds,motorcycles and
alternative fuel vehicles.
Transit Station Area Development Guidelines 39
27 . Structured Parking
Providing off street parking in structures, either below or above grade, allows for a compact development
pattern and a better use of the land in a station area. The use of structured parking is encouraged.
A. A project that includes structured parking i ! 1 The parking structure
shall have the following number of points added ! i _ '�. in the foreground is
designed with a
to the development score: rhythm of openings
1. 100%of the parking is in above grade `- _ — and building materials
structured or 75% in a below grade that complement the
— :
structure: 50 points. ill I
building. This parking
structure is wrapped
2. 75%of the parking is in an above grade with office space adja-
structured or 50% in a below grade cent to the street. The
structure: 40 points. parking structure in
th3. 50%of the parking is in an above grade no backgroundt does
nor reflect the desired
structure or 25% in a below grade design concepts.
structure: 20 points.
In order to apply the points from this guideline t -
to the development score, the above grade ! ' o No
��
parking structures must be clad with a building41 : A0!- ! Parking structures
material identified as a high quality and durable ,.r.,�; -�C a0 !il , should be well de-
building material in the Building Material I RI i,.. = signed and reflect
��f, 1 the architecture
Guideline and be designed to compliment the .r,.,..A►- - _" 0.- - i
primary building on the site. If the primary .j ' l 0. •_ buldingng ho the
building they sup-
building is the parking structure, the structure
must meet all of the applicable
standards of the zoning ordinance.
This guideline applies to the Core -An„ _
and Transition Area. Points may ��4 _ �' ^
only be obtained from one item.
4 i I 4 4 ' 1011114111 —
.xs. 10'
Y
Transit Station Area Development Guidelines 40
1
28 . Shared Parking
Developments that have peak use times at different times of the day are encouraged to share parking
facilities. Shared parking reduces the amount of land required to park vehicles, reduces development
costs for new development and can build beneficial relationships between different land uses.
Lease agreements that extend a minimum of 5 years are required to be submitted with the original
application to qualify for the points associated with this guideline.
A. Buildings that receive approval from the Board of Adjustment to share parking with multiple uses,
whether on or off site are encouraged. Shared parking calculations shall comply with the zoning
ordinance. Projects that include a shared off-street parking plan shall have the following points added to
the development score:
1. Projects where at least 50% of the parking is shared with other uses, whether on site or off site: 15
points.
2. Projects where at least 40%of the parking is shared with other uses, whether on site or off site: 12
points.
3. Projects where at least 25%of the parking is shared with other uses, whether on site or off site: 8
Table 21A.44.060E lists the percentage of park-
This guideline applies to the Core and Transition ing required at various hours of the day based
Area. Points may only be obtained from one item. on type of use.
Weekdays Weekends
General Land Use Midnight-7:00 7:00 a.m.-6:00 6:00 p.m.— Midnight-7:00 7:00 a.m.-6:00 6:00 p.m.—
Classification a.m. p.m. Midnight a.m. p.m. Midnight
College and Univer- 15% 100% 85% 5% 50% 75%
sity
Community Centers 0% 30% 75% 0% 100% 80%
Hotel 100% 65% 100% 100% 65% 100%
Office and Industrial 5% 100% 5% 0% 5% 0%
Places of Worship 0% 30% 50% 0% 100% 75%
Residential 100% 50% 80% 100% 75% 75%
Restaurant 50% 70% 100% 70% 45% 100%
Retail 0% 100% 80% 0% 100% 60%
Schools,elementary 5% 100% 75% 0% 25% 10%
and secondary
Theater/ 5% 20% 100% 5% 50% 100%
entertainment
Transit Station Area Development Guidelines 41
29 . Alternative Vehicle Parking
Projects are encouraged to provide dedicated parking for alternative fuel vehicles,mopeds and
motorcycles. These types of vehicles may reduce air pollution and require less space on the roads and in
parking areas.
, ........
A. Alternative vehicle parking: Projects that include
dedicated parking stalls for alternative fuel vehicles, • : .`�'"'
scooters,mopeds or motorcycles shall have the .
following points added to the development score:
1. Parking for alternative fuel vehicles, _,
• �'
scooters,mopeds,motorcycles,or other
similar vehicle is provided at a rate equal to ..
7%of the total number of spaces provided
for automobiles: 5 points.
2. Parking for alternative fuel vehicles,
scooters,mopeds,motorcycles,or other Dedicated parking for alternative fuel vehicles.
similar vehicle is provided at a rate equal to
5%of the total number of spaces provided
for automobiles:3 points.
3. A project includes dedicated parking stalls/
equipment for a car sharing program:3
points. _ • •
4. A project includes a charging station for
electric vehicles: 3 points per stall,max.of 9 - 1'
points.
! s
This guideline applies to the Core and Transition
Area. Items 1 and 2 cannot be used together.
IIThis grocery store
provides dedicated If provided,motorcycle and scooter parking is in
parking and charg- addition to the minimum parking requirement in
ing stations for elec- the Transit Station Area Zoning District.The motor-
tric vehicles. cycle and scooter parking shall not count towards
the maximum parking requirement.
b
Transit Station Area Development Guidelines 42
Exhibit C
-r•
7101 0110 lv 1;-
w o OOE
00 oN j131SOfld •� Q :N
N o o—
009 co C. ro m <0 r,_
LLI
i s ii: I — n l U
009 a
- U
H . isT J ` ...,
o `� 0 0082N
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